Flash,  Going no fee is an even better idea, I need to look into it. 

You will have representation and your offer will be specific with no room for assumptions, etc.

I told them no.  

Gulf shores no prob.

The Program utilizes forgivable loans called "Deferred Payment Loans," which require no monthly payments to subsidize the required costs of rehabilitation.

In those 2 states I might just say “No, I’d prefer to keep using my garage.”

I also have an investment strategy in place (core/core+ investments, minimal to no rehab, aiming for 8%-12% IRR over a long holding period).

There is no solution in sight.

So, accounting for vacancy/turnover is a no-brainer. 2.

I'm trying to figure out a strategy on buying real estate from the seller (no lenders involved) on payments, adding value and reselling it for profit and thus, paying off the original seller.