Your capex seems very high, while it's good to be conservative 10% is what most people consider normal/conservative. 

If they are doing periodic price drops that is a good thing as it may indicate that they have some motivation to sell it ... in that case, I would see if there is a pattern to the price drops, as in they are dropping $10k every 3 months or something like that ... if that is the case you can time your offer as the price gets closer to a good deal, put it in just before they would normally drop the price, but a bit lower than what you suspect they will drop it to.

Hi, I was supposed to close on a 20 unit building and 30 min prior to close, during walkthrough, we discovered a foot of sewage in the basement of the property.

The high end market has slowed down, but the property is actually cheaper than some comps in the building on a per foot basis and actually has a very nice view. 

I've done the math in the past, and generally it plays out such that going FHA is mathematically identical to having a normal 30YF at 80% LTV, and a hard money 2nd position loan at an interest rate north of 10% for 16.5% LTV (CLTV 96.5%, which most FHA loans are).

I've gotten several banks to initially okay HELOC offerings at 70% of loan to value, however, I don't think HELOCs are the right vehicle for me for several reasons. 1) The rate is variable. 2) The term is normally shorter than a refi, 3) There may be an unexpected balloon payment if you're not watching the draw period closely.

Coastal wood floors (was custom wood floors but i mostly do normal refinishing and its actually what i like to do) but i do all kinds of floors (for rental units you cant beat coretec) Almost all of my contacts are concentrated on the OBX and they might venture up into currituck but getting them up more towards the metro areas would be harder. also capable of most interior work like trim, cabinets, painting. dont really venture outside of that much unless im DIY

You really need to know how many square ( 10x 10ft ) the foot is to give you a better idea.

@Brandi Jones Good morning Brandi,From my research, Macon’s ranging average is about $77-$83/square foot.

When my usual handymen are not available, I normally use the Homee app to call up one on demand.