A Toyota Tacoma, 4 cylinder, 4 wheel drive, 5 speed.

I am sure it will need some additional work to get it up to speed.

If you're open to the idea and your side of the duplex has an empty bedroom, you can also consider having a roommate/tenant in order to speed up your cash inflow.

The following phrase is a quick way to get taken off the speed dial for good deals:"Just put me on your list I'll call you when I am interested"What this translates to: "The quality of your product is the same as everyone else." 

High speed wifi, plenty of toilet paper.

Our speed in closing made him the winner.

You're not going to cash flow in expensive markets, and you're probably not going to see significant appreciation until the next market peak... so no point in buying in those expensive markets until we're in a bit of a trough.

The got the permits and the funds years ago, so they have no choice but to go full speed ahead.

You need to buy below market to ensure your lender is comfy with equity in case you fail to complete the rehab for whatever reason, accuracy with repair costs and value so you can refi the entire amount, and you need speed because high interest rates and late payoffs can eat you alive.If you've never done a rehab of this scope before, I recommend finding investment partners/private money that isn't as costly or demanding on your profit margin as HML.By the way, I don't know why you're scared of HML other than it's higher costs and shorter turn around time, but maybe it helps to know that most HMLs are simply Ma or Pa business people who have money to invest and like making loans that are backed by a "hard" asset such as a house. 

Their job, very specifically, is to maximize either the sales price, or the sales speed, for their seller client.