That is one of my worries of going into a class C or lower area.

also just looked up this company, does show one of the larges hard money lenders but also alot of law suits in years (2010-2012)

In doing so, one of the main step is keep all the funds separate from personal funds, which makes sense. 

Just sold one and have two under contract that will go on the market soon.Novations is allowing us to monetize more leads by presenting an offer that is better suited for someone not desperate to sell but who wants a guaranteed net price.

Knowing what a specific repair will cost is one thing but knowing how to catch those issues before they become an issue is vital. 

Here is one template that might generate some ideas;Deal- Property Type- Property Location- Market Metrics (as @Joseph Firmin mentioned above)- Scope of Work (both what qualitatively will be done and the corresponding $ amounts)- Exit Strategy (Sale, Refi)Borrower(s)- Borrower(s) experience (focus on relevant project experience)- Personal financials (as @Joseph Firmin mentioned above)- Additional info

It smells "fresh" but no one knows why.

We did the cost seg year one so all the tricky accounting is out of the way.

One that I often recommend is WordPress.

Which would then give me two properties appreciating and earning cash flow compared to the one with the ADU.