I don't want to end up with a property I can't actually fix and sell.Experienced input is very much appreciated!

I don't give anyone huge work now unless I have seen their work on a smaller fix, I don't give all the work to one person even if I think they are as good and might be cheaper, since if one leaves you have someone else doing the other job. 

Then they said the will fix it Saturday.

I already have an LLC from a previous consulting business, though it's currently "administratively resolved", a simple fix by filing the state fees.

When my husband and I are ready to do this again I think the best option would be to buy a foreclosure and then fix it up and rent it to make the numbers work.

@Yeng Hawj If you are going to cash-out refi and use the cast toward another purchase, I would recommend a conventional 30 yr fixed is the best way to go.

I use erent... and didn't have any issues in Oct but didn't use them in Nov to give them time to get everything fixed. 

Give the whole report to the seller and see what they will fix 

There are some good opportunities here, imo, but I'm afraid the environment combined with the crime rate will stop people from renting or buying here.Is a whole seller someone with a different strategy compared to the fix and flip guys?

Of those, the two I am considering: A 5 year fixed/arm, resets every 5 years, 25 year amort.