Virtually all lenders:  residential, hard money and commercial (except non-recourse which is fairly rare) require a personal guarantee, @Rob Beland and it doesn't have to do with the LLC having no history.I did not understand from the original post that she was going to live in it. 

Virtually every turn Key company that has survived and thrived has moved out of the 25 to 35k space in a BIG Metro area.. smaller metro areas its still OK in my mind ...

During the late 90s to 2007 era there were virtually zero REOs in the markets I was working in. 

He virtually gave us a seminar in 1 post.

Hi,It's nice to virtually meet you all.  

. - hence they aren't too concerned with priceMy rehab partner is estimating 50-75k for repairs to cover roof, kitchen, bathrooms, ect.70% rule would argue no more than $180k sales price but that is virtually impossible in the DC metro area. 

Now, yes, I still have LOTS of learning to do about the market(s) here, but from what I've seen there is virtually no inventory right now, prices are higher then they've been in years and houses are being snatched up off the MLS mere days after they're listed -- and often for more than the asking price. 

Even if your numbers are spot on and you sold for $85,000 in your area that is more like $75000 because virtually every buyer will ask for closing costs of 4-5k plus realtor fees and title policyWhen you count hard money fees and holding costs(things always tend to take longer to sell in Ft Hood area) there is just no money in the deal

They aren’t my retirement; these stocks were just a fun hobby instead of heading down to the riverboat casino all the time.

I have 4 acres right next to the graton casino that I hope to build about 35 homes on in 2017...