@Shiloh Lundahl  Since they are smaller cities I was thinking areas closer to blue collar jobs will have more of a demand, I feel if I can find a spot where there is decent and steady income being made I  can have a better chance of lowering vacancy.

Network every chance you get with more seasoned investors, contractors etc.

I've heard that usually the lender does not like to see any contingency on the offer for best chance of acceptance.

Would love to talk more about the area if you have the chance, let's connect and I will send you a dm!

In the off chance the lender gets the property they can usually finish the project and break even or get close to it and not lose much.

If you're working full-time, chances are good you're going to need to forge strong broker relationships to help source the best deals.

So, if the sheetrock is up, and you plan to pull permits now there's a good chance you will have to tear it all off so the inspector can properly inspect the framing and insulation. 

There is a good chance that he would pay the subs for their first 30% with my second 30% payment to him, however, I definitely won't pay the contractor any more money with the discovery of the lien on the property and the subs not paid.Fortunately, I built a big enough cash safety net for problems and the deal is good enough that it can handle this.

If you did a contract for deed and do not have the deed yet, but just the memorandum in the county records, then any legal action taken against the estate would need to deal with you directly to sort out ownership as you've clouded the title and shown you have an equitable interest in the property.Hope that helps.

If they have a lot of experience negotiating real estate deals for years and years and almost more important, keeping deals together all the way to close, chances are they're earning the full 3%.