This is because we all have unique gifts, skills, fears, and locations that effect us differently.

And in some cases the buyer may not be entitled to a copy if they don't pay it.Push comes to shove you'll likely extend the contract anyway for lender's requirements, I've been through that many times when stuff doesn't flow the way it should, so long as it'sat no fault of the buyer.A seller pulling because they got nervous or don't like the way things are going can certainly be a problem.J. you do many things a little differently and not saying there is anything wrong with what you do but you have some unique approaches that work for you but things such as pulling an agreement over a lender is not really common practice so newbies shouldn't take anything away anything from these unique tactics.

Do you own a unique property, property type, or have a fantasy property or project you would like to own?

@Frank Gigliotti  We all face this question from time to time, and the answer depends a lot on our own comfort level and unique situation. 

While the model isn't unique, it is scalable and obviously you're highly effective at implementing.

I work the Western Colorado region. 

The underwriting guidelines will depend on various factors including the type of property, dollar value, market, purchaser, etc.The big banks will typically only offer non-recourse loans for large scale projects such as building condo complexes, malls, hotels and the like.Some local or regional banks will be willing to offer non-recourse loans on personally held investment properties, but they are few and far between.  

Now there are programs out there like the 203k and Portfolio Lenders may have some unique programs...but just sticking to the basics, these are the percentages.Conventional Loan Example:ARV = $150,000Purchase Price: $125,000Cost to Rehab: $10,000Residential Loan Amount (80%of the Purchase Price and not the ARV): $100,000 (Meaning you would need to bring $25,000 to the closing+closing costs+reserves+cost to rehab)Commercial Loan Amount (75% of the Purchase Price and not the ARV): $93,750 (Meaning you would need to bring $31,250 to the closing+closing costs+reserves+cost to rehab)As you can see...the ARV doesn't matter with Conventional Financing unless you are using a 203k or other type of Construction to Perm Loan.Hard Money Lenders will look at the ARV of the property and will typically loan between 65-70%ARV.

MA is unique however, and currently has the best energy conservation program in the country.

Not hard at all, brick and mortar local, regional banks and credit unions have been doing them for many years.