Without knowing your personal situation it would be very difficult to point you in the right direction.

Tie ins to the existing house are difficult to predict and quote until the house is torn apart, so a lot of contractors will not quote it, and the ones that do either quote it high to account for problems, or leave open ended clause in their contracts to compensate them for unknowns.

Take #3 for example...wholesaling is not a simple step in real estate investing, it is a rather difficult strategy / job which requires skills in marketing, determining property value, negotiating, etc.

Real estate is not really simple and financing is many more times as difficult than RE.

@Jon Holdman I realize an 8% cash on cash return isn't the greatest, but it really is difficult to find good deals in my area.

Its difficult only being able to use BP from my office because I'm not there much.

(I think the jury just split the baby, felt there were huge damages but difficult liability) It easily could have turned into a multi-million dollar verdict with another bad fact or two.

In DC, some may go as high as 75% ARV or even higher because our market is so competitive, it is difficult to buy at 70% ARV or less; so the investor takes on more risk for less profit.

I suggest you have your attorney review any waiver as to accepting title so that it does not include any release of future liability of the bank in the event the HOA performs, that may be difficult.

It will only become more difficult to convince yourself to work to your abilities when you don't enjoy or need that current maintenance job.