Even with the problems listed above my buyer obtained the property under market value and will be able to raise rents sufficiently to make this investment cash flow.  

Here are some online reviews about it:  https://www.capterra.com/p/160106/Smoobu/If you are not satisfied, my second choice would easily be ownerreservations.comOriginally posted by @Mike Neubauer:@Ken Latchers I'm curious if you have looked any more at Smoobu.

leads, and with some hustle you get a few deals out of it...Choices eh?

What we do is we give them a choice, We can either buy it ourselves with the intention of flipping it, with the cash offer reflecting the cost of repairs.

He destroyed the carpet, which the deposit is not sufficient to replace.

@Sean Ellis,You're going to get as many choices as responses. 

ROI is assumed but whats the rational behind your choice? 

Also, Matt at Clear Choice Countertops could probably help you with this.

The store told me there is another choice, the floating engineered hardwood floor.

Thanks in advance.Warm Regards,Bobby The loan limit in Santa Clara would be 636,150 (new updated limit from prior of 625,500) as of Jan 1st 2017 and like you referenced you can bring in 25% of the difference up to your sales price above the 636,150.The nice thing with VA financing is that you will not have to adhere to the self sufficiency rule imposed by FHA which pretty much takes all 3-4 unit loans off the table in high cost markets like yours (could work in Tulare, modesto, some parts of sacramento, bakersfield, etc in CA).If its your first use its 2.15% upfront VAFF - VA funding fee or up to 3.30% for subsequent use of the VA program (this can be lowered by putting 5% down to get it down to 1.50% or 10% to get it to down to 1.25%).