Now in a Hard money lender gives you a loan, you still usually have to put money down, because they want you to have "skin in the game", but HML aren't traditional banks so terms are very different. 

On the surface I feel the deal is worth exploring more.

Skin in the Game: Investment managers should stand to gain only if their investors are also successful.

There are more than a few ways to skin the cat but dropping $800K (keep $200K for reserves) into something that you have no experience in --- no matter what the category --- is dicey. 

But I think you've surfaced an attitude that is both prevalent and pernicious.

However, this time I instructed my employee to ask the plumber to do a video scope and detail where the breaks were in the sewer line and mark them on the surface of the lawn. 

On the surface it is fully renovated, occupied lessee, neighborhood is not good, but not the worst, great positive cash flow, asking price is around 40% of market value (I'm figuring 90k).

Glad my E book on out of state investing what to do and not do to save your skin  worked good for you LOL...yes fake lenders is worse than fake news.. there is no lender that gives below market rate loans.. and these guys troll social media and BP is a major target being one of the biggest in the world.how about the property investing forum in AU do you get hit there as well. ?

I have no skin in the game.

I would go to HD or Lowes get some concrete and smooth the surface.