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It appears your terms are fairly high to make the long term hold strategy work and typically hard money loans are shorter terms.  

If I were to own this place, one of my very first goals would be to improve the external appearance of the place.

I guess if the market stays depressed or shows signs of breaking down the ball will be back in the government’s court to reconsider the foreign buyer tax and if that is repealed or reduced, it is likely to prop up the market again maybe?

After contacting several lenders on the site about their advertised 100% JV funding I got some call backs however Red flags started to appear as upfront fees and lack of referrals.Can anyone refer me to a trusted source to get a deal done residential rehab of two chicsgo sfh aquisition/rehab amount 1.2 million arv 2.5?

He indicated he would sue and I told him I would see him in court. 

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The United States District Court for the Western District of Kentucky issued an order declaring Kentucky's so-called "turf state" laws unconstitutional.

My current budget for any property looks like this:33% of revenue is my salary26% for taxes (purposely exaggerated)9% for property management7% for insurance2% eviction court fees cushion23% for reservesI don't know where I can cut back to afford a mortgage. 

I have known Wendy Patton for 20 years and she's a licensed broker in MichiganJoe McCall recommends you're being licensedYou don't need to be brought into court acting as a licensed agent without a licenseThen the Dept of RE in Massachusetts will not allow you to get a license