Right now, lending is tightening with rates going up...plus you need to bring more cash to the table. 

Lending is tightening up MID COVID.

I feel many haven't been hit terribly hard financially yet, but many buyers have pulled back as money as tightened up.

Lending is also beginning to tighten up quite a bit.

Your criteria should be tightened up (i.e. offer at 70% ARV instead of 75% or thereabout) and avoid riskier investments until we start to get an idea of where the trough will be.

So my biggest concern is that by the time the work ends up getting done, prices will have dropped (including my ARV) and lending will have tightened so getting money back out will be a much slimmer chance. 

Lending is tightening up pretty significantly, as well, in all facets of real estate. - LTV’s are decreasing (Higher Down Payment)- DCR’s are increasing (Higher Equity in the Property)- Lenders are requiring up to 12 months cash reserves in operating expenses at closing- Interest rates are currently down- Net Worth requirements are increasing- Rate Locking for loans is being pushed back further and further in the closing process causing an unsettling of knowledge on whether the deal will make sense or not2.

The opportunity will be in seller finance since banks will be tightening up for some time and people will still be motivated to sell.  

I agree, im tightening my ship up too. changing my criteria for an offer.  

@Nigel GiovanniTraditional banks have been tightening requirements since the COVID outbreak, and even before it, they typically shy away from fix and flip kind of loans.