So the 45k/90k home could end up costing an additional 20k-40k to fix structural problems.

BP will help you find Capital Market type hard money lenders.

I did tell the current tenants that if the wife and child move in, it will be an additional $100 per adult and $50 per child to account for the wear and tear on the property.

Each market has its own unique laws and regulations. 

But it's pretty competitive to find listings right now, so the market works.

We tend to buy stuff in the 200-275k ARV range but pick them up needing rehab under market value.

@Marcus Auerbach I have seen marketed a closed-cell padding for basements desired to reject moisture associated with that space.

Quickbooks is far more than the average investor needs for accounting, and it doesn't do the other 17 tasks a landlord wants like marketing property, tracking maintenance, landlord reports, etc.Software is a common question on BiggerPockets.

However, it also shows that the summer 2024 market has been slower so far than last year’s.

The article predicts in 2025 the real estate market will become more active by lowering interest rates.