The denominator in the calculation is your capital/equity and with no debt the return on your existing equity is low.

A full gut and roof HVAC windows etc for 100k seems very low.

The bigger concern I would have is low pressure due to blocked pipes, especially to the bathrooms.

When I got suspicious, I asked my realtor to send me a copy of the funding letter which was on letterhead & had the name & phone number of InsulaI do believe two of the partners went with them due to the low interest fees.

I've underwritten hundreds of deals, submitted tens of LOIs and not had a single one accepted- The BRRRRs I did do weren't true BRRRRs because of low appraisals, or not accounting for all costs properly and I ended up leaving around $10k for each one in the deal.

Those that preach no/low down payments are mostly just trying to appeal to the masses who want everything for nothing that will buy their courses.

If he must attempt to get the low interest rates of 2021 on this deal, I suggest that he instead look for assumable loans.

I’m not sure where to go from here or what, if any recourse can be made to recoup my money.My take is you get what you pay for & low interest is not worth the crap we had to ho thru and in the end, they didn’t come thru but will brag how they close hundreds of deals a month.well, they didn’t close this one!

This is the goal because the client wants the majority of the premiums being paid to go to cash value and compound interest over time and NOT go towards the cost of insurance-hence the low DB amount that starts the policy. 

Some custodians are really good but have higher fees, so using them if you have a low dollar account may not be the best move and vice versa. not specifc to ET, but as a GP, we have worked with most in regards to assisting clients get their investment coordinated.