-timing of investing, should I wait for better market conditions?

However if you're looking for cash-flow right out of the gate I'd say there are cities that would be better suited for that on your list but not impossible to come by out here -- really just depend on your goals. 

Especially if they are flooded with work or could make a better profit working on other projects during that time.

Better to lose money than let them get into that relationship with you.

Hey Fletcher, Welcome to BP- better late than never!

A loan assumption wouldn't be my first choice, they always sound better than they are, based on my experiences.

Duncaster is confident that this expansion will allow them to better serve this demographic.

.$308k purchase, ideally 15% down, with rehab budget of $112k (ARLTV at 75%).This way you put $46,200 down plus closing costs on the HML.Then you're DSCR RT refinancing at 74% LTV (better pricing, and gives you the extra cash to work on the rehab, just not financed through the HML).Thoughts?

Keep trying and getting better at it, you just need 1-2 solid leads that are at least interested in an offer every day.

Furthermore you gotta be careful in Lake Worth there's better parts and some really rough areas.