Some references:1. http://www.berkeleyside.com/2017/02/08/home-truths...

In addition, I am sure the fact that you are so detailed with your process made it easy for the insurance carrier to find coverage & identify subrogation against the water company.  

Traditionally banks loan on appraised or purchase, whichever is lower...you may be describing a hard money lender...that's a different ballgame altogether...It's impossible (in 99.999%) of all real estate acquisitions to use financing and acquire a property with no money out of pocket...best you could do is HML if you're flipping this...you may scrape by with points and fees...If you're using HML you will have to sell the property or settle the debt with a re-finance...re-fi's are typically 70% LTV...and completely dependent upon your personal financial situation, DTI...easy to get burned if you don't have capacity or the value is not there...and this is an expensive asset.A conventional lender can't lend if seller financing is involved...lending constraints...

There's a master code and it's easy enough to create long term codes you can give to tenants. 

They are just a pain because they aren't on a nice easy to look at list like MLS. 

You could just as easy find an investor friendly agent with experience that can comb through new MLS listings for you.

Ideally would want to do a walk through this week or early next with a start from 7/16.We will be doing more flips this year so looking to start building a stable team of experts and this is an easy project to start with.If interested or if you have recommendation, please let me know!

This decision is not easy so I just renewed my leases, and keep the rents coming until next year.

When I mentioned "utilizing my father and the equity he currently has in his home as my hard money lender" I was referring to him lending me money from a HELOC/ETC to invest in the purchase of real estate.  

It makes it too easy for the tenant to argue.