@James Wise but you are commenting with an opinion on right and wrong and what you think is acceptable or not so I assumed you had a solution on it since some home owners do own distressed properties that they prefer to sell in As Is condition which typically realtors do not want to sell due to them being lower dollar amount, and wholesalers do.

I prefer properties in HOAs. 

Im curious the preference of investors using hard money.

If the repairs are that extensive I would use other means like a portfolio rehab loan or a hard money (Preferably with no prepayment penalty). 

I actually prefer the 2+ year lease agreements on my personal rentals, I try to keep the residents in the property for as long as possible - my advice is to just make sure you include an % increase escalation clause per year.

Where as, we prefer Class B areas.

Why would you prefer a cash out refi Vs line of credit?

I would prefer not to be the operator of the business, but rather stay on the real estate side of things, either through selling or leasing to the operators.

Do you have a preferred dealer in that area that you’d suggest?

Some repairs of course, but with PM, I just get partially involved, not totally involved in how repairs are done, they will ask me if I prefer to send my own plumber, or if I want them to send one.