I would pass as a first time investor - you might find surprises in rehab and get too close to the ARV.Too many unknowns, imho.

This should definitely build credibility with your buyers, especially in the beginning stages, that you have done your due diligence to prevent any surprises and that you care about your buyers.

The only surprises were installing a new retaining wall and filling in pool.

Surprise, surprise, Massachusetts living up to its nickname of Taxachusetts!  

I have never purchased a note before as I said and wouldn't be surprised to think that I could not purchase one single note.

Thank you for your warnings and Im surprised by your responses.I have friends who have recently bought condos in Tampa in C class area getting 10% cap.

@Jay Hinrichs I am surprised CA gets away with that. 

Also, my agent said it might be cheaper starting on a clean slate (with no surprises from an old home) and the bonus is that I wouldn't have to use my own capital in the bank; I'm currently pre-qualifying for about a 100K conventional loan. 

It surprised me when she said that because I had never heard of one before; but heeding the advice of someone thats been in the business longer, I went looking for that form.

As long as nothing surprising pops up towards the end, we should be under budget.New Deck:Floors sanded down:Basement freshly painted and carpeted:Master bedroom in basementAnd just a pic I snapped one morning from the from the deck.