Long story short, you spend a month cleaning and renovating, then you find a new tenant after just 15 days.In total, you lost three months of rent income ($3,000) plus paying utilities ($500).

I am wondering if anyone has seen an arrangement for a set fee where maybe a transaction coordinator takes the transaction after the contract is signed to get it across the finish line.

Your new ARV(after repair value) should be supported by an adequate amount of comparable sales in the area(duplex's).

Since you’re using your own funds for the renovation, that can work in your favor, but some lenders may still be able to fund 90-100% of the rehab costs if you choose to leverage financing for that as well.A few key things to keep in mind:✅ Loan-to-Value (LTV): Many lenders will go up to 70-75% of the after-repair value (ARV), so your projected resale value plays a big role.✅ Luxury Market Considerations: Some lenders may be more conservative with high-end properties, so having strong comps, a clear exit strategy, and a solid renovation plan will be important.✅ Interest Rates & Terms: Expect slightly higher rates than standard fix-and-flip loans, often in the 9-12% range with 12-18 month terms, depending on your experience and lender.

FYI - not legal advice.If it's not a formal assumption and it's a straight sub-to, typically the seller remain personally liable for the debt if the investor defaults.Essentially, what can the investor do better than the seller after refinancing the property? 

PLUS can you guess what they will be like when a real issue comes up?

A trust transfer allows for smoother estate planning, and if inherited after their passing, the land receives a step-up in basis, reducing future capital gains tax.Each method has pros and cons depending on their estate plans and your long-term goals.

Eventually, I found real estate syndications and became a full time passive investor.  

Quote from @Zorya Belanger: Quote from @Adam Bartomeo: You should have posted a 3 day notice a few days after the first time they were late AND every time after that.

After building your list, what’s worked better for you—huge lists (thousands of leads) or smaller, hyper-targeted lists (10-100 properties)?