It sounds like around $10-13k for rehab to me ($2500 paint, $2000 countertops, $1500 appliances, $4000 flooring, then the misc. like fixtures, fans, roof tiles etc)That puts it around an 83% or so deal which isn't terrible for Phoenix if it's cosmetic only in an area with low DOM, but there won't be a very large spread.

The drywall inside on the other side of the fire, was undamaged.I also ordered the fire report, from the fire department, that indicated a cigarette, as the likely cause, and noted it's presence, in the area of the fire.So now I have evidence, my tenant is lieing to me.

I actually live in Gwinnett county (Buford) and work full time so flipping seems a little daunting to me.

To me, wanting to move in right away is a bigger red flag than the credit score.  

The current options are either a single family home "that doesn't seem like a good public use to me," or a park "which would be about the most expensive 12,000 square foot park I've ever heard of."

Basing purchasing decisions off a current cap rate makes little or no sense to me (would appreciate being corrected).

@Jeff S. for a second it appeared to me that you had 1,014,979 posts.... :-) 

So I said "thanks, sounds good to me".Yep, I like these flukes.

I tell people I do not have time as I am spending it on clients who have made a commitment to me for my time and services.If I make thousands per hour for my time then someone asking me for free crap is not only not bringing me money in it is taking money  out of my pocket because I can use that time for clients.What might be better is paying for ongoing consulting services.

Doesn't really make too much sense to me being that once you hit 20% with a conventional loan you get rid of PMI which would eat into some profits long tern