My plan is to talk to this investor, see what his interest level is, and then move forward with finding a deal IF he wants to invest with me.

I was going to be a correspondent with them but it was too much work for a point.. but based on my experience level I was able to get 2 points and 8.2 %  that's about as good of hard money as I have seen.. some guys in SF and LA are 1 and 9 or so.still needed equity though and we have to front the draws and get reimbursed.. so it takes quite a bit of capital to get the lower rates from these guys.. so far they are pretty decent though. 

It's zoned something called "AO" which is "Apartment/Office". 

Their income level is likely a result of their social standards as opposed to the reverse.

So just choose your AO properly with a lot of research.....

I probably could have leveled out the bedrooms that are a little wavy and put laminate in the back half too since the hallway is pretty level. I

Or maybe this shows the real estate market on a macro level is on a bubble.

Personally, I know I toss a door hanger right in the garbage, but if there is a sticky note at eye level I sort of have to read it lolThanks for the ideas everyone, great thread Danny

Is there a document you all have used to hold a sellers feet to the fire in the AOS.  

If mold is found at an unacceptable level I would have a contractor review the plan of action report and walk the property to evaluate it for potential structural repairs due to prolonged exposure to moisture.A wise man once said when something seems to good to be true it usually is