TOTAL CASH AT REQUIRED AT REFINANCEMonths to refinance: 6 monthsRehab duration: 3 monthstotal interest paid to hard money: ((11.99% x 92700)/12)* 6 = $926.3* 6= 5557.4closing cost: 2500Refinance loan(70% of arv): 84000Total cash invested= (Total amount needed at aquisition)+ (closing cost,refinance)+(total interest paid to hard money) + (difference  between hard money loan and bank loan)= 12500 + 2500+ 5557.4+ (92700-84000)= $29257.4; the calculator states I have to pay $23700.

That would be 3.6% more than what my money is gaining while sitting in my bank account.

You must use a licensed contractor for all the work the bank funds, which requires full permits and using this contractor is going to be expensive.

.$500,000 Value requires $150,000 + $22,000 Closing Cost so total of $172,000 Down + %5.4 APR 5 ARM + 24 months payments needs to be in the bank account which is approx $73,000At the end of the 5 years, the mortgage will be something around $322,000 so with the appreciation etc if we sell the house around $600,000 which - $172,000 - 322,000 = $106,000 NET max return.But if we go all cash , he can make Approx $225,000 ( total rental income + average appreciation)Or If we do All Renovation + All Cash deal =$550,000 investment in 5-year approx profit will be around $300,000If you'd have the All Cash Funds and if you would locate overseas so you don't have time but you also want to make profit , what would you do in this situation?

Creating this doc allows you to walk into a bank, a private investor office, even a family friend with big pockets.

I’m not sure how a bank is going to like that arrrangement

You should create a note, secured by a mortgage against your property and sell that note to another investor who understands the value and isn't constricted by a bank's rules.

@Brett Wagner, surely, the only reason why you'd buy "anything that didn't make sense on the calculator" is if you were banking on future appreciation, right?

I have been reaching out to banks and previous owners of properties in a nearby area and a bank responded back on a property that that they currently have on the books to go to auction in the future.

Most rent-controlled cities or jurisdictions have exceptions or processes for an owner-occupant to evict and occupy one unit.