That at least puts it in perspective for me as I determine how to break into the market.

I don’t think you want to go in to court if you “forgot” to mention the MASSIVE foundation issue or are currently stiffing the seller on their EMD. 

I'm not a contractor or flipper, but I think you should focus more on what the ARV is rather than trying to back into the seller's expenses.

I am happy to show you a better way to get into the BRRRR method with as little as $10,000 in the bank and invest in Memphis TN real estate the "normal" way.

Loans typically get paid back on a refinance or buy out period but if the property fails to gain enough equity within that period of time it can be a lost deal and painful.I would advise you to look into traditional or Non/QM financing where you use your credit score or income to buy the home.

You should look in to one of their local meetups. 

Mashvisor does it, but the usability quickly breaks down.

So I purchased about 100 connected acres of raw land - split into 3 deeded parcels. 22, 70, and 8 acres approximately. 

What I will say is while this property has 15 beds it is only 4500sf not sure if that factors into the insurance much.

Make sure they understand the investing side of the business and communicate well - communication and competence can make or break a loan.