BUT it will likely take a while as you are experiencing.So you have to ask yourself, is the difference in rent worth the additional months of vacancy?

Additionally, someone has created a post about any topic you can think of.

For some carriers, additional premium is applied to these enhancements, but that may not be the case for all carriers. 

There shouldn't be a bunch of additional cost after that

The kid finally pays rent, including late fees, & we decided not to slap him w/ an additional $100.

Today, with about $40,000 in additional repairs, I am confident I can sell this property for about $1,600,000; at $1,400,000 it would probably sell in a few hours - all cash no contingencies 15 day close. 

If you are saying they are too close to a hard money lender in terms of pricing I beleive what you are saying is they are the cheapest hard money debt you have been able to find :)  Ironically Spring Garden Lending came into existence when Univest acquired VG Bank many years ago.

A builder friend of mine can be all in a new house for about $300k, including land, and sell for $500k+, which takes him about 8 months from start to finish.20%/yr is great for a longer term hold, like Chris's debt funds or equity investments in almost any rental.  

I see too many new investors get way over their heads trying to figure out rehab in addition to learning how to manage it as a rental.

I always, always ask "Just out of curiosity, have you thought about investing in any additional real estate for your self?"