All of this leads to these hot areas costing more to get into and being less desirable to flip in.

With continued increase in interest rates, Cap rats compression will slow down in the hot premium markets. and are likely to rise in most other markets. 

I plan on posting this in the future in the marketplace if needed, but I feel like the waters are so murky here that I was hoping someone could help me get a foothold first.

We both admit that things should have been discussed earlier but since this was completely new waters for the both of us neither of us really knew how much involvement was going to be required. 

I have personally had two deals fall apart this past year due to this loan, and one of the deals was probably the best deal of the whole year in Berwyn (a hot market).  

I would go in for your water/sewer first without initiating the discretionary processing.

We already have a well and water system installed able to accommodate the new build but That's about all I know.

Yes..your welcome, @Cleon Wilson, it's going to be hot!!

The market is hot - but the numbers still work on certain properties.

Roof, HVAC, water tanks, necessary updates etc.