It was a super cool single-family property, yet for some reason, the listing hadn't received any offers on offer day.

Gene can you offer some insight as well? 

Using an LLC can offer more legal and safety cover.

You could offer to pay him more if he gets the work done within a certain day.

You also have to explore the STR versus LTR in that area to see which may offer a great NOI.If you ever have any specific questions feel free to reach out I enjoy helping and talking REI.

We took the first offer that we got, we did not want to take a chance.

I understand the significance of key metrics such as IRR and CoC in evaluating the potential of a deal, but the abundance of information out there is making it challenging to find a straightforward, user-friendly solution.What I seek is a singular, comprehensive tool—a master template, if you will—that I can consistently rely on from deal to deal.

Offering preferred return?

With that amount of equity you'd likely qualify for a HELOC on your primary residence to access that equity to buy an investment property or to buy a new primary and rent out your current home - the latter is what I do personally and all of this is what I offer my clients professionally. 

Instead, they typically employ a sales comparison approach to determine the property's worth, using the income to calculate the DSCR, which usually needs to exceed 1.0 for most lenders.Assuming you have a solid track record with the property and there's enough equity in the deal, leveraging the After Repair Value (ARV) on a sales comparison evaluation could enable you to refinance into a bridge loan until the necessary work is completed.Maybe a mortgage broker specializing in traditional loans could offer insights into construction-to-permanent loans