But it seems like to me you have it backwards…it is usually the buyer who puts up the down payment… that is your “skin in the game”.  

I did not take advantage of or lie to any seller/owner as the owner was always a bank (institution) and the reason they owned it in the first place was out of greed giving a loan to someone who likely could not have afforded it under normal lending criteria today.In all cases in which I purchased from a wholesaler or was presented a deal from a wholesaler, never did I ever get an accurate rehab number (I would consider anything in the ballpark of 10% as accurate), I never got a true exit value (I was always given a pipe dream or best case scenario on the value), the comps used - 80% of the time, there were comps that were not actually comps (comparing a 1500 sf 3+2 with a 2500sf 4+3 as an example, or a comp in a completely higher end neighborhood even though it was within a 1/2 mile). 

(The Cook & collar counties started allowing foreclosure sales of vacant homes)Cumberland County, New Jersey is not scheduling foreclosure sales.Sacramento, California - courts are backed up & everything is slow going.Stark & Franklin Counties, Ohio seem very slow but I don't have experience prior to COVID so I'm not sure if it's normal or not.

i want to do renovations to my aunts home which is in poor condition due to neglect of normal maintenance for decades literally, in exchange for gaining title to this residence. it is in a very good zip code in Westland MI and includes a large lot and one half.

Right now, the current market value is probably at its peak and we'd make a solid profit (probably 20% more than the normal market value). 

Some owners may have experienced higher than normal collection expenses due to non payment of rent.    

So you're saying normally I shouldn't have to keep paying the insurance after I renew my mortgage let's say after a 3 year term?

Would you wait for inflation to normalize?

If it's a normal lot, 2 cuts a month should not be 200$.

Interest rates are low, inflation is high and prices in most markets are expected to increase at a higher rate than normal over the next 1-3 years.