@Miles Viant thanks for the shout out.  

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). 

With prices north of 1.5M, we are trying to figure out how the financing would play out if we'd like to stay in the 5-10% down range.

Big cities in North Carolina are very expensive (Asheville, Charlotte, Raleigh).

Rehab Construction:R-19 or higher wall insulation (except for in the Deep South)Insulated sheathing or right foam boardIf the walls aren’t T-19, HVAC should be SEER 14 (at least) and 95% AFUENew Construction:R-19 or higher wall insulation.High quality windows such as Energy Star, U-values (in the North), and Solar Heat Gain Coefficients (in the South)Who can claim the tax credit?

At the end of the day, if you need to enforce your rights as a lender, neither the title company nor the internet will back you up.I draft 1st lien docs (deed w/ vendor's lien, note, deed of trust, attorney no-rep letter, lender's instructions to title, and either personal guaranty or business purpose affidavit) for $500. 

I'm purchasing a condotel 2bed 2bath in North Myrtle Beach, SC.I'd appreciate any feedback on anyone with experiencePlease share.

We are seeing all sorts of crazy appraisal fees coming out of the north Austin/ Georgetown area.

I am also on a team of developers building several hundred units over the next few years on the North side of town.

North American title, old republic etc And I ask.