But if you are being super conservative with that amount and you are confident about the rent amount it can collect and feel comfortable with all aspects of the investment, go for it!

Collect the commission. 

Assuming I can refinance to a 30 year fixed loan here are my numbers.ARV = $270,00070% LTV = $189,000DEBT:Debt Constant of 4.8% loan ($189,000) = 6.3%Monthly P&I @ 6.3% = ($11,907 / 12 = $992)EXPENSES:Less Vacancy & Collection @ 10% = $285Property Taxes (Monthly) = ($1,405 / 12 = $117)Insurance (Rough Estimate) = $1,200 / 12 = $100)CAPEX @ 12% Gross Rent = $342Maintenance @ 12% Gross Rent = $342Water/Sewage = $200Lawn Care = $125Property Management @ 10% Gross Rent = $285TOTAL MONTHLY EXPENSES = $1,796DEBT + EXPENSES = $2,788Cash Flow = $62My goal is to cash flow $100 per a door but this market is getting tougher and tougher to find deals. 

You are bidding against people like me who will drive thousands of properties in a county, keep extensive notes, look for signs of advantage and comp every property I bid.

Buyers often ask the seller for an extension to their loan contingency date if they have not yet received their loan commitment letter.

I have only 4 bills in collections as basically paying on time with my student loans is what’s hurting my credit.

I would go to where homeowners have the most equity, so they can sell far below value, and often still collect much more than what they paid or what they owe. 

Check compliance laws to see if the basement extension is feasible.3 bed-the one you are occupying $2100 potential rental income assuming you have all rooms rented, what are your expenses?

If I were you and want to maximize your time, I would create a video on Facebook, Youtube, or other sites to get the buyers to visit your one page landing site to collect their email in exchange of a free information book like wholesaling to educate the buyers.

Unrelated, they also used soap in our hot tub requiring extensive cleaning.