Thanks @Leah Stuever, I just stared talking to a loan office n I’m getting my paper work together to see how much I can approve for. 

In some cases they aren't found right away n it goes in unclaimed funds?

@Steven N., I don't think this is a great deal as it stands.To start, I would bump up the repairs and CapEx to 7.5% each.

I thought it would be pretty good for a fix 'n flip, so we made a cash offer of $58,000 and he accepted.

The best strategy is to find 1- O-N-E person that is where you want to be at, and copy everything they do.For example, for real estate agent goals, I have chosen one person he runs a team of agents in Arizona and sells 2 homes a day, every day of the year.

OK, this just came across my desk and I will admit that I am having a heck of a time comprehending it.https://www.irs.gov/pub/irs-drop/n-19-07.pdfDid the IRS just clear make the first 20% of my rental incoming non-taxed?

@Roy N. my short stay in BC i found there was Albeit a very small niche but one all the same for private money lending in CA. 

@Jonathan Cope, having more than $60k tied up in a buy-n-hold deal (deposit plus rehab), earning less than 4% cash flow per year, doesn't appeal to me.

Then, you can simply keep the best deals for yourself to do BRRRR investing, or fix-n-flips.

Good Luck,Scott  I was making the assumption she was flipping not buy and hold.. 10 to 12% for buy N hold is not sustainable in almost all markets. and there are many many places you can get quasi HML for buy and hold for the rates you described..