If you are simply buying for a lifestyle investment, then you have much more leeway in what/where you might consider buying.

Assuming it simply won't happen, is failure to plan.

As I see it, the only ways that real estate pays you well in the first 3-5 years is low to no leverage or a strategy that requires more work (short term rental, mid term rental, rent by the room, etc.).  

Quote from @Dana Yobst: Quote from @Julio Gonzalez: @Dana Yobst While it may seem like a simple concept, it's actually a very complex process that requires significant documentation as well as specific methodologies.

We only require a soft credit check as well. 

The higher insurance premium required a higher escrow payment which the original borrower didn’t let me know.  

I simply wanted to exit two deals to begin gaining credibility in the eyes of hard money lenders.

Have a picture of your family actually installing a big fancy door.And of course, I assume that you are licensed/bonded/imsured as required by your local laws?

Most hard money lenders require 10-20% down payment of the purchase price or total project cost.Holding Costs During Rehab: Yes, you'll need to cover carrying costs, including hard money interest, utilities, taxes, and insurance.

I wanted to get back in the game again but don’t have much in reserves that most if not all HML require.