However, the deal isn't as cut and dry as I would like for it to be and I am in search of a hard money lender, for a brrr.

This area gets redrawn every dozen years or so, especially if your area has "gone dry".They can also give you a better idea as to who is qualified to move your house, if you decide to go that route. 

Bring a hose and run the water outside the bathroom soaking the soil.

Foreclosure have all but dried up as well and the same investors are fighting for these like dogs over a bone (thus no meat left). 

You can get a tiny combo unit for around $1200, but you better be prepared for tenants to complain about the REALLY long dry times and capacity issues.

Auctions dried up, so it took 5 months to secure a short sale in Sacramento.

At that point, due to changes in the regulations of my state, I will not be able to make as much money, and my inventory of cases may dry up.Outside of our primary residence (and a house I'm building in the Keys for retirement), I've done zero real estate deals.

Roof materials: I know in Phoenix, buyers like tile roofing best because they last 30 - 40 years in the dry desert climate and investors don't typically have to worry about factoring in repair costs for a home with tile roofing (if it's relatively new).

I invest in Toledo Ohio, Just beware of Expansive soil.  1/2 the houses that folks want to sell to us have foundation issues and they will tell you "now issues with foundation".  

I like cut and dry communication.