Sometimes fixers need more work than you estimate.

They definitely cannot run your GFs credit without her permission.

Their course is more affordable than Bosch & Seth's (though I do not discount the value both bring - and the respect they have in the industry).

Don't trespass, but standing on the street or sidewalk and seeing how the house is put together is perfectly legal. 

Below are a few ideas to think about.Appraisal Concerns: Include a clause in the counteroffer to address any potential gap if the appraisal comes in lower than the offer price.Closing Costs: If the requested $10k seems high, propose a lower amount or adjust the sale price to cover some of these costs.Escrow Deposit: Counter with a higher deposit to ensure buyer commitment.Financing Contingency: Make sure there's a clause that protects you if the buyer’s financing falls through.VA Requirements: Understand and prepare for the specific requirements and inspections associated with VA loans.Professional Advice: Consult with a real estate agent or legal professional for tailored advice.Communication: Maintain open communication with the buyers for a smooth negotiation process.Best of luck with your sale,KC

That strategy lets you make chunks of cash on each flip, which also gives you cash to buy your next flip, and then eventually you have enough money to buy a long term hold you can rent out for more passive income than flips.  

-Administrative Burden: Managing substantial services may require more administrative work and potentially higher costs in terms of time and resources.Some investors do use creative strategies to maximize tax benefits, but this particular approach of converting long-term rentals into an active business reported on Schedule C while providing substantial services is less common.

Typically what is known is done at closing but trued-up later.If your PSA specifies any credits for non-ready units, that will offset the other costs.

Essentially, you would be putting less down if you can negotiate 6% concession from the seller.

This will be my first CRE loan and learning that they are more complex than residential loans.