I have not used them but it is plan D for me when I get my first deal as time is usually the primary concern for motivated sellers and like you I may get some great deals that don't fit the buy and hold portfolio I am trying to build.

When it came to my policy, I had homeowners that had some extra stuff for the other side.

So I would want way more than $100 per month given the extra risk.

Private lenders usually want their money soon.

Seasonally, Q4 is usually a high point but this average is $13 less than in Q4 of 2022 showing leveling off of the market.

This is usually a year but could be less if you have a good relationship with a bank.The appraised value would be no problem but the DSCR might cause some issues. 

That being said, you need to be equipped and prepared to bring on extra help or invest in the tools unless you wan to be working IN your business vs.

Focus more on creating or saving an extra $400 a month over selling.

Electrical:Basic screwdriver setneedle nose pliersvoltometer - circuit testerflashlightelectrical tapemurretsPlumbing:large and small pipe wrenchhack sawcopper pipe cutter (I have one big one that I can change the blades to, and then I buy a cheap very small one for tight spaces that usually lasts 5-10 jobs)pex crimper - if you working with a lot of pex.. if you only have one job you can rent this toolcresent wrenchimperial and metric wrench setsocket settorchConstruction:carpenter squareregular squaretape measureskill sawdrillutility knifesnap chalk lineIn my opinion those are the basics that should be in your tool box at your disposal for all your needs.

You still have to have a custodian per IRS guidelines but the way around having them be involved in investments which causes extra fees and delays either a special purpose trust or LLC is created that gives you "checkbook" control.