I like Prineville and promote it so much I think they should make me the mayor!  

.@ Everyone else: I know most people think I should sell the current house and buy another one that is more suitable for investing purposes. 

Hello BP Fam. im starting by blog to link to my website for SEO and rankings purpose.

I have over 900 people on my buyers list for wholesaling purposes, but I only sell properties to like 4-5 people consistently.

I can go on about some more details on this specific property, but for the purpose of this post I am going to end the details there.Perhaps some of you can assess my situation and let me know what you think.

The property has to be something that you have held for investment purposes (I think generally this would be at least a year during which time it was a rental - either before or after you made the improvements). 

For purposes of determining the VA guaranty, lenders are instructed to reference only the One-Unit Limit column in the FHFA Table “Fannie Mae and Freddie Mac Maximum Loan Limits for Mortgages Acquired in Calendar Year 2017 and Originated after 10/1/2011 or before 7/1/2007”.Aaaaaaaand a link to the table referenced - for 2017.As of today, for VA, in the county you mentioned, it's $636,150 regardless of unit count.Anything over that, your friend is coming in with 25% of the difference assuming a full remaining VA loan entitlement.

Hard money loans serve a great purpose and fill a BIG void for investors but for what you are describing it sounds like you should be able to do a conventional loan.  

Have you considered a special purpose web site. jonathansMightyCommercial.com but obviously a URL with something related to what you are doing.

They are very helpful for some one new to figure out the numbers such as COC, ROE, Cap rate... etc and gives you a better perspective on how best the numbers might serve your purpose.