Because they perceive risk.

Just a builders risk policy if you are doing an extensive rehab on the property and then a landlord dwelling policy when the property is rented.

Things they did bad which I wish I had asked more information about:Never involved in the screening of tenantsThey recommended keys for cash by waiving the rent amount buy only collecting fees which they would get not meThe cost to evict is 750-950 yet other companies told me they will include eviction in the priceThe tenant didnt pay in full last month and I was the one calling out to them and asking questions then a few days later I get an email saying something happened with the tenant and they are investigating.You get passed from person to person every week or so.No one told me when the construction was complete and so the house was ready for a week and the post to zillow and other sites was not done.It took them another week to take pictures and then another week to upload it.I was paying 200 dollar a month electric bills while the house was vacant because they left the AC running in the empty property.

Focus on running a clean operation rather than perfect technical compliance.Pro Tip: Your biggest risk isn't the IRS - it's partners who might complain to the IRS.

You could also try to find a seller who wants to do seller financing and take a risk on you, which would be challenging to find.

All you can do then is just assume it is abandoned, take the risk, and take DIY possession like your Dad did. 

It’s better to pause and confirm than risk relaying false information.Remember, deals are built on relationships, and relationships are built on trust.

Because buying a house in excellent condition and then totally changing the layout can be expensive, especially if it's involving load supporting walls. 

Buy a lot, build a rental propert, to be rented out 2026 for approximate annual income 150k.I understand I can borrow for 1 and (2 or 3), but that would put me under risk i don't want to take.  

Most hard money Lenders can't give you final approval without the property because they do an analysis to determine what their risk is.