Profit margin, proximity to home, and the fact that it was mainly just cosmetic renovation.

@Trevor WolskiThere are few lenders like us in Michigan who can lend on an investment property; based on factors like:Location of the propertyNature of the renovation  / Current Condition of the propertyYour real estate experienceDownpayment on your side for the propertyTime line for the funds to be paid back to lender. 1 day?

Purchased property via a Tax Deed Sale for $41k, full renovation of $25k...$66k All in....cash flows $1100/mo.

We finished the renovation, staged, and sold the house at list price.

You'll have 1-2 weeks of marketing while you renovate which should be plenty of time to process applications and find a tenant in most markets.

Flipping and Renovating doesn't interest me (yet).Also what about international?

I'm also a bit of a sustainability nut anyway.I'm also doing the other usual items, new laminate and tile flooring, bathroom renovation, kitchen updating and exterior maintenance.

Actual cash flow will probably only come with renovation of a dilapidated property or buying in a war zone.2.

Do a lot of hard money lenders fund 100% of the deal, which includes the purchase price, all of the renovations, all of the down payment, and closing costs?

I believe there are other Fannie/Freddie low down payment renovation loans I also have access to.