I also have a pre screened tenant who I may move into property upon completion or do a quick flip depending on my funds come crunch time.I'm looking in the price ranges of: $30-75k.

She always pays 3-6 months in advance in full and has completed 2 full years.

In the unconventional lending world there is no specific period you are required to wait to be able to refinance based on actual appraised value, which means you may be able to refinance and cash out your original down payment funds and potential lever equity immediately following rehab completion and tenant placed.  

Like specific details that the seller upon a HML land development loan for soft costs will get $100,000 in exchange for simultaneously performing a quit claim of the property into the LLC that we are partners with the seller in.

The operating agreement hasn't been completed yet, I could lower my percentage.

They basically want me to find another house, do the same style/finishes and sell to them once complete.

Most of the demo has been completed, all windows replaced and the home was re leveled.

I've slowly been discussing the idea of investing to her and she's completely on board with investing, but she would rather do the comfortable option and use the profits to put into OUR next home.The way I see it, I have several options (probably more that I don't see as well)We could sell and use the entire profits to put into our next home.

We didn't know what we were getting into at the time, and now find ourselves having to complete a Management Improvement and Operating (MIO) Plan..

I grew up in rural Iowa and my impression (and it may be that I am completely incorrect) is that small town rural Iowa is declining in population as Agribusiness consolidates smaller family (and smaller corporate) farms.