Has anyone ever done a deal which included a proper and complete residential fuel oil tank decommissioning having been performed by the seller personally (not a hired contractor), using cat litter, then never having the decommissioning certified/filed/inspected with the proper local authorities? 

This is the type of asset where you make money, and if rental demand for this asset is strong in the market you're in it will usually perform well during a downturn. 

I come from a classical dance background working professionally around the country and performing around the globe with the most amazing people and companies.

@James Heacock Here are the key things to look for in a turn key company and what to avoid.If you're going to go the turn key route, in general, the ones to avoid are the ones that: Don't allow financing or a finance contingency (it can be a good indication they are selling above market value)Don't allow for your own independent property inspectionAre not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors)Require you to pay for any renovation upfrontSell only in cheap. low end neighborhoodsDon't accurately represent the neighborhood/property classificationDon't have consistent rehab standards for all propertiesDon't provide a scope of work for the propertyCan't provide references of repeat investorsRequire you to close before a tenant is in place

You can't ask if she's married or not, you can't ask how many kids and their age - it's all discrimination.You can choose not to accept Sec.8 - but you have to be consistent and refuse everyone on welfare.As for FICO 650: if a prospect is a checker, they might require to prove that your EVERY tenant has 650 score if they feel discriminated.

This is your chance to renegotiate based on inspection findings. 2 week before closing : schedule final utility readings, title search should be performed, and you should get homeowners insurance squared away. 1 week before closing - financing commitment if you’re getting a loan or mortgage. 24 hours before closing do a final walkthrough of the property. 

This is consistent with feedback I've gotten from others.

One of the things I've heard about hard money is in addition to higher rates, they have pre-payment penalties.Current or prior ownership of real estate: as stated, I am currently renting and intend to rent for at least another year or so.Value of property at present and/or your offer price: $158000 (zestimate)After repair value: $Anticipated or actual appraisal issues: will perform one during due diligence Current rents per month: $425Fair market rents per month: $500Down payment or equity: $30000Source of down payment funds, if applicable: see aboveIncome Source: Salaried/hourly W2, VA comp, Gross monthly income (optional): $1800 tax exempt, approx $4-5k in base wage (+ OT opportunities)Monthly debt obligations appearing on credit report, plus (if applicable) personal rent and alimony/child support/etc: $800/mo in rentFICO: Excellent Credit issues: None.

In this market, I prefer MHP, simply because of their ability to perform through a recession.  

@Donald Walker There are a handful of Big Dog wholesalers in PHX that I run across consistently, but I don't do deals with wholesalers anymore because they don't leave enough meat on the bone for Fix & Flips, which are mostly what my clients are looking for!