On top of that we put in carpet risers which are around $8 for a set and very easy to swap out if they get dirty.2- LVP shouldn't be any cooler to the touch than hardwood floors, and when paired with a few area rugs, it should be just fine. 

No matter the default structure of the three options above, you can swap rate for fees, or fees for rate, to have it your way. 

I am very well versed in the northeast market if anyone would like to swap info!

I wish I could swap it out with mine but again that's not practical.

It worked fine but I found that I was constantly walking people step by step through the process, some folks didnt have full time computer access, some people couldn't provide an email address etc.So I swapped over to using another tool/method of simply collecting an application fee up front and have them fill out the application on my website or in person.

Lima does compete with Black Rock and 3 others that do similar business  but they are not the most cost effective.As for the numbers...You buy a house for  100K with hardmoney in Tacoma .....maybe you put 20K down so you owe 80K to a ((SHORT TERM 12 month)) hard money lender as  all the windows are busted and it is a mess and at that point only worth the 100K you paid.....but in a great neighborhood of 200K homes.You spend 30K on the Repairs......If you hold it 90 days....and you are now in title ....After you fix it ...It is then re-appraised........once it all pretty and has a tenant in ....for a new fixed 30 year loan based on it FINISHED A.R.V. value...Your new REFINANCE  loan is based on 75=80% of the  ARV finished value.....which I hope is about now worth 160,000 - 170,000.ooSo 75% of the  new160,000  = $120,000 new loan amount.....which pays off your hard money loan of 80K and the 30,ooo repairs your put in ,....and almost all your down payment.You have now recovered all your costs in  place....and have a fixed loan covered by the rents...Wash Spin Rinse Repeat.....As for the Rates..we are both a FNMA lender and commercial lender....so these are accurate..1) FNMA owns 80% of all residential mortgage paper in this country and 30 year fixed - Full Doc loans at 3.75% to 4.25% => Credit Union and Residential A paper lenders VA -FHA -USDA etc2) Commercial loans - 30 year am 5,7, or 10 year term = full doc loans price with good credit price at 4.375% - 5.5% ==> Think community banks and big 5  - WFC  - BOA - Chase etc and local Portfolio S+L's and some Commercial Credit Unions....3) Stated Income Hedge funds....30 year fixed - No Doc  or  Low Doc with Great Scores ===>  loans price at 5.75%  - 7.5% ...think Black Rock, Velocity,  Lima,  RNC and others4) Hard Money = short term to 3 years....prices at 8% - 10% There are no hedge funds or finance companies like Velocity or Lima or RNC or  Blackrock that will make you a  loan < under 6% as they need the 300 basis point spread over the 10 year commercial swap rate to cover their cost of funds...regardless of L.T.V.I get wholesale rate sheets from some 30 lenders a day/week....and that is the risk/reward spread.Hope that helps explain the process and the tiers of lenders...

@Jason L. has a very similar setup to my own, just swap in Venmo for Dwolla.

Somehow you are going to need access to swap out the manifold.

I feel like I could hang out with her on a job and have good time but my business model and market require swapping out those old windows even though I think they are cool.

swap the washer / dryer,, she gets new.. expense goes to rental, you get old set, no cost to you.