By 2013, the bigger fish were starting to come my way and the deals dried up.

Tim's construction company executed with an deep sense of ownership and responsibility..great partnering with both..Will be posting as we complete more projects in tacoma, Puyallup, Olympia and the whole southside..Property acquired: November 1stCompleted: December 12thHere is the deal analysis.Buying Cost: 113KClosing Cost: 5KHard Money cost (Points+origination + interest): 8KRehab Cost: 31KTotal Cost: 157KAppraised ARV: 202K Walk-in Equity: 40K+Rent : $1450Gross yield: 0.93%Among all the reno work -we changed roof, removed a large tree, paint and santitized interior, changed whole floor, cadet heaters and some electrical work, counter-tops, replaced some broken cabnets, resurfaced the rest, appliances, resurfaced the tub, all lights, plumbing fixes, dry-wall and yard cleaning.

It might sound like I'm splitting hairs a bit but if you are paying back a hard money lender there shouldn't be any cash out needed....because generally, a HML will lend you 75% of the ARV, and then we roll in the closing costs to get to 80% ARV (if that makes sense). 

You can wrap the head in plastic (grocery bags) to keep the paint roller from drying out if you have to pause for the evening so you don't have to clean it every day.Happy painting!

Kristine Marie Poe  these are the scenarios we buy... literally clear the tax's last minute.. then probate if necessary or whatever hair is on the deal..

Most investors agree the auctions have been dried up for a while. 

It's never been an issue, but then again we have a very dry climate here.

Paying this off will do more for you mentally and emotionally than the hair splitting math of 3% debt vs 4-5% returns on $10k.

If the money dries up, your Tenant/Host is just as likely to disappear.There are a ton of discussions about this and a ton of reasons why we don't recommend it.

I do think about that when looking at areas to invest in as we've seen some areas around us have wells go dry and this continues at an increasingly alarming rate as we draw down our aquifers and ground water through agriculture, industrial use and population growth in areas that have no natural sources of water.