A commercial lender is loaning out other peoples money, they have boxes they need to check and narrow frameworks, but is a great option when you don’t have access to a private money lender.Make sure you are drawing lines with a private money lender though, they are your lender, not your partner.

R emailed us the scope of work that he finished that he already pent 68k and he stated actual cost will need 20k more .He told us the cabinets he bought got stolen in the house, he need take more draw from lender to complete the house but Lender has stoped to release the draw cuz it didn’t finish as he scheduled.

Another tactic is do FSBO, that will draw low fee agents who want the listing and open door for negotiation.

Or if nothing else, set things up as a business and you can draw an income from the business to show you have w2 income.

This way you don't have to worry about buyers and can just focus on finding deals and draw on your partner to check your numbers. 

So I’m wondering where do you other more experienced investors draw the line for “distressed”?

For a 4-plex, if you keep it simple, are usually take 2-3 months to draw plans.

The numbers have to shake out just right, but we used this strategy on a duplex last year and were able to get a high enough ARV that we didn't need to bring any cash to close and we had about $90K to draw on to get the renovations done. 

This new property just seems to draw folks, who all have plans for my new rental, or reasons why I’m going to be broke.

What draws you to Europe in general for this?