When evaluating lenders, you’ll have to consider both the lender and the rep/loan officer.

Evaluate worst case and insist that there's still money to be made.However, managing for myself, I did get ~35% expenses for over a decade and this is while I was catching-up from prior owner's deferred maintenance.

And with the state of her now weakened immune system, the Lymes quickly progressed to stage 3 -the worst it can get- wreaking havoc on both her body and her mind.I’m not flying for business, but I wouldn’t call it pleasure either.

I'm glad you're a friendly realtor, perhaps you can help me evaluate the ARV on some?

You just have to evaluate what areas you are willing to accept risk and put a value on your time and effort versus hiring the work out. 

When evaluating the ROI should I consider the cash from investers in a deal?

This is generaly the mainstay of lender evaluations, at least for buy and holds.  

Let me know and we can he some dialogue as there is much to discuss to evaluate one's goals, perform due diligence and make a decision. 

To buy - fix - rent - evaluate.  

We currently have 15 units, two flips in progress and a strong deal in the pipeline this week which we should be putting UA shortly with a push for much more inventory this year.At this point we are interested in having open discussions with anyone who may be interested regardless of capital availability -- even if you are interested in doing some LIVE learning on the BRRR and flip strategies we current have going on.For those interested, we can provide deal history, numbers, etc.