I put lipstick on a pig , Made it clean , neat and livable .

Feel free to ignore!

The HOA decided to hire a water mitigation or cleaning company that basically went to all the homes affected and cleaned up.

@Bill Brandt My goal today was feel better about returning to real estate and confident to activate a plan. 

Builder ends up screwing us over and we are out $250k which we are in the process of trying to get back.In the meantime, I'm trying to get a private or hard money loan to finish the buildsCurrent mortgage 273,000Rehab 1 - 150,000Rehab 2 - 150,000Current value for both places approx $350,000ARV $1,000,000 for bothPlan is to refinance and hold as STRI feel that these numbers are reasonable - am I missing something?

Hey mate,Sorry to hear about your troubles but it's not too uncommon.I've been in the turnkey biz for 10+ years now and have often been called the "bad guy" as we only sell to investors looking to purchase with cash.Many believe that because we only accept cash buyers, that we inflate the properties price which definitely isn't accurate.Quite on the contrary when looking back I feel that we under sold them lolWe can justify every one of our property prices with a CMA independent of our in-house sales.Whoever believes that financing a turnkey property makes it safe is wrong.Most turnkey providers or affiliates push the financing model (Even in today's high interest environment) to make more sales.They have "in-house" lenders or community banks that they establish relationships with and promise large volumes in loans.This in return get's rewarded with various favors and many are easily able to manipulate appraisals.Having flipped over a thousand properties, I know how easily an appraisal can be manipulated so for anything reading, "NO", financing a turnkey property doesn't necessarily make you purchase it for fair market value.To answer your question:When S#%@ hit's the fan like it did for you with this deal, I personally would always look to cut my losses and move on smarter and more experienced.Granted, over the years I have witnessed many investors buy 1-2 properties from my company and expect miracles only to get disappointed. 

I feel like I am maybe overcomplicating this, but I guess I am looking for some advice on how to make this happen any advice or ideas are wellcome. thank you!

I don't feel comfortable giving account access to this person.  5) we have quickbooks desktop and use cozy.co for property management. 

In my office, we provide a scanned copy of every invoice charged to a rental, even when it's paid by the tenant (e.g. turnover carpet cleaning).

If you have any MA questions, always feel free to reach out.