I think ISA is probably a few hires down the road.Bruce, you nailed it! 

Oh man I think you hit the nail on the head Gregory!

Then based on the buyer’s financial profile, nailing down an interest rate that works for them.

I'd just be overly conservative with your first rehab estimate, and above all else, focus on nailing the ARV.

I dislike the verbiage you're referring to as 'turn-key'...Good: * Install new cabinetry per attached layout using XXX manufacturer and YYY finish* Install grade 2 granite and 11" overhang on bar* Install backsplash, XXX tile, YYY pattern* Install grade 2 oak flooring, stain and 2 coats polyurethane, standard non-mix minwax color* Remove wall between kitchen and dining room PER ATTACHED FLOOR PLAN* Install new Frigidaire Gallery Stainless Steel appliance package (Range, Microwave, Dishwasher, Refrigerator)* Install XXX Kitchen Faucet* Install 3/4HP Badger Disposal* Rough and Trim out for electrical and plumbing to code PER ATTACHED PLAN* 20 yard dumpster* Labor for demolition per plan* PortapottyTotal: $50,000Bad: * Renovate kitchen and remove wall between kitchen and dining room as discussed* Install new appliance package* Install new fixturesTotal: $50,000Equally bad -* Install new cabinetry per attached layout using XXX manufacturer and YYY finish* Install grade 2 granite and 11" overhang on bar* Install backsplash, XXX tile, YYY pattern* Install grade 2 oak flooring, stain and 2 coats polyurethane, standard non-mix minwax color* Remove wall between kitchen and dining room PER ATTACHED FLOOR PLAN* Install new Frigidaire Gallery Stainless Steel appliance package (Range, Microwave, Dishwasher, Refrigerator)* Install XXX Kitchen Faucet* Install 3/4HP Badger Disposal* Rough and Trim out for electrical and plumbing to code PER ATTACHED PLAN* 20 yard dumpster* Labor for demolition per plan* Portapotty* Use 10x 2x4x8, 10lf 12x4 LVL, 1x5lb box framing nails, 15lf 3/4" CPVC pipe, 1 bottle CPVC glue, 4x 45deg CVPC fittings, etc...

I broker loans to a small balance commercial lender that has "middle-ground" terms and requirements, with no cap on unit count. 

@Natalie Kolodij hit the nail on the head.

Sounds like you have had very poor quality crews working for you, poor planning, lack of ability to properly measure things, and a lack of ability to nail down costs and exit values and hire illegal aliens.

So obviously if it's being used by Cap One, you won't be able to use it with SunTrust. 

I nail down Orlando and Tampa as 2 center location that I will buy more properties in the future.I look more into slowly appreciation in good area with nice location and future tech hub.