CAR met with them last week and are attempting to get an extension till April but no word on that yet.

You are only really assessing based on CAP rate which tells me you are only looking online and assuming their CAPs are correct.

Whether you’re scaling with DSCR loans, navigating Hard Money for fix-and-flip projects, or exploring other creative financing strategies, I’m here to offer value and insight.A bit about what I can help with:*DSCR Loans: Perfect for BRRR investors and buy-and-hold strategies, focusing solely on property cash flow without personal income documentation.

Are you planning on investing in Fayetville? 

There are several different methods that could work in the area based on how much your budget is.

(We agreed on a purchase price of $40k).

Also, this is based on my area and experiences, your mileage may vary. 

I tried searching on BP first.

I am having trouble finding distressed properties with enough "meat on the bones" to make enough money on the deal.  

I have had a fair amount of recent success because I offer a pretty high rate of 11% secured by note and deed of trust on my houses in va and nc  but want to hear other peoples success stories besides local meetups.