So no, I was totally unprepared for the hate.

In a perfect world, sure, it's not a total loss or a terrible deal to get the properties in your scenario.

Total current expenses around 3200 a month.

I spoke with 3-4, and the fact this company really brought passion and enjoyed their work was obvious in our phone call in their tone of voice, level of detail and the owner's personality.

Obviously this would make it difficult to renovate the other unit of the duplex if it's inhabited and with the 6 month timeline being eaten up due to the 9 month contract, I'm not sure how it's possible to do the renovations on the loan.Has anyone had experience with this?

@Jason DiClementeMakes sense, I was totally uncomfortable with the $410-HOAHearing you say it like that makes the world of a difference, don’t purchase something to throw money at it to make it affordable.

Obviously speak to your lender an real estate attorney about this, but should work! 

The key here is not necessarily the numbers more about the tactic and if it’s LEGAL and POSSIBLE To DO it like this or if any one has tried anything similar to this: Property purchase price: 80,000Estimated Rehab cost : 45,000Property ARV: 175,000Hard money Loan used for : DOWN PAYMENT & FIXED COST.Down Payment: 16,000FIXED COST : 18,000 35,000 ( added an extra grand ) HML 35,000 @ 15% interest with 6 points Total: 46,250LOC used for REHAB : 45,000 @ 3 % interest.Total 47,000HML + LOC = 93,250Remaining Balance On House : 64,000 @jasonDiClementeHML + LOC + RBOH= 157,250House sells for 175,000 SP - HML-LOC-RBOH = 17,750 profit - tax about 11,000 grand ... not really a big number but like I said it’s all hypothetical.

Lots of deals fall through, but I were working with a newbie and doing this constantly, where my client was obviously not sure what they want or how to get it, I'd probably break up with them fairly quickly. 

I have a client right now looking to purchase a package of 12 properties (11 SFRs and a fourplex) totaling around $775k.