You also talk about your location as though it’s a terrible place to live.

I am not trying to just guess at numbers and end up in a terrible deal that puts my family at financial risk.

BUT me declaring that I'm being reasonable isn't terribly constructive either.  

For example I have one now that has terrible credit but they are blaming their ex-spouse for the bad credit and claim to be on track, make good money, etc.Say for example I collect first and last month's rent at move-in and they eventually get behind on rent....

I have googled DIY ways to fade the mark that seem fairly simple and not terribly time consuming.

The HML interest isn’t terrible at 10%.

I have had a terrible time getting heloc / cash out refi on my LLC properties... and I have owned them free and clear for years! 

Does anyone submit plans while the property is still in escrow or is that a terrible idea?

Buyer has the option of choosing another title company to pay for his obligation to pay for the Lender's Policy, but then it would be a "split closing" which is terrible. 

The best one we could find is $160,000 but we will expect the worst for $150,000 which wouldn't be terrible.