Unless the HML is Joe's Uncle, who knows nothing about RE, they are generally not going to lend you something that's guaranteed to fail which is the case using your original numbers.If you're not on the personal hook for any deficiency, or don't have any assets, you may have to just chalk this one up to bankruptcy and learn from the mistakes.

Definitely trying to learn and grow

At least the docusign was done this evening after I made this post, but live and learn about 1st, 2nd, 3rd step.

I hope to learn a lot here and maybe meet some local investors. 

Lessons learned?

Looking into doing my first BRRRR transaction and trying to learn as much as possible. 

Pick one or two markets near you and learn them inside and out. 

Purchase price: $161,500 Cash invested: $46,000 Sale price: $265,000 1915 old house comes with a lot of lessons to be learned !

Lessons learned?

I spent 5 years on the ground in the Detroit area building relationships, learning the market, etc.So you really have two paths.