Is there someone you can report her to at the local housing office?

.* Call local property mgr's and/or ask for referrals from your relator friends/associates, and ask them for referrals - sometimes they will be nice enough to offer helpful advice, especially, if you tell them you will consider using them when you turn the house into a rental in a yearAs a 27yr appraiser and Realtor/Broker, the paint job has minimal affect on the value, unless it is so bad that I have to mark it down in quality and/or condition.

I realize that the difference between a few city blocks can make a difference, so local knowledge is welcome!

Talk to a lender that specializes in VA lending, preferably a local one.

Hey @Coty B LunnI manage my own for local properties but I use a property manager for long distance. 

I am local and could even view in person to get a real time experience if you like. 

They are the only local QI that I’m aware of. 

go to local REIA events and just network, see what people are doing and find ways to learn.

You may be able to find a local bank that would hold the note if you bought it outright, but anything under $50k and most times under $75k is hard to borrow against...it's just too low for a bank to make any money without triggering usury or State/Federal fee limits like they mentioned.

I am sure GC has great returns, but sometimes dealing with local RE Investors, you could get higher ROI because we want our private lenders to come back and refer us to their friends.