I got this house at such a discounted rate because of the shape that it is in and because it was a friend who I am trying to help out.

Our current interest rate is 4.32% with a 15 year note.

Location, property condition and amenities can cause a wide range of rental rates for similar layouts (2 bed 2 bath for example).

The reason I am trying to get these prices is because I hear the going rate from contractors for a high end retail flip right now for a whole kitchen is about $5,000 to $6,000.

or are currently working on plans to tap into that source of funding?

You get a separate (small) bill from Guardian for their service, but the cost is incorporated into the billing rate that Guardian charges the tenants.

I know some experts on here expect a correction at some point, but with rental rates being near all-time highs, I think this makes the midwest extremely viable right now.Also, if you want to thing long, long term, check out some articles about climate refugee cities in the midwest and how they think they will be major factors as climate change gets worse and people start to leave areas negatively affected by climate change for a more stable climate.Truth!!

Even if the homeowner got the excess funds imagine the bid is $100k.

Think about going to see there office most lenders do the appraisal and when its done they charge you .. they dont have you send the money up front.. but maybe some do.but worse case scenario if they don't fund your only out 950.00 but many do this and also have non refundable EM thinking the deal is going to close and they lose that as well. that's why reputable lenders are very important to keep you from losing 1 to 5k on a fake lender or more  and again I have no clue about this company.. just say in  how the fake lenders operate and what your risks are 

This translates to 2-4 weeks of unpaid rent per house per year in our reserve fund on top of maintenance reserves.