None of that matters until you find a legit deal.Start now talking to sellers and learning how to solve their specific problems with real-estate-based solutions that can actually make you money.

Sure HML are a proven solution as numerous BP members here can attest but it needs to be part of a plan with a workable exit strategy.

Once you get to the seller's house, you'll want to have The Conversation, wherein you listen carefully for their pain and then try to come up with solutions that they find appealing and you find profitable.Don't worry about repairs or a GC yet.

To me, getting out of it cleanly might be your best solution.

If they have a solution that solves for it in a pragmatic way then it sounds like a communication expectation.

Solutions?

You will pay a premium in interest rate, and it is NOT a long term tool, but rather a short term solution for completing flips, or acquiring properties.You will need an exit strategy as HML usually have a 1-2 year shelf life. 

I have found in life in general, that the solution to every problem, can be found in the problem itself...hidden, in plain sight. 

The best solution may be for a family member to buy the property and let the other member stay. 

I plan on keeping this property so the last thing I want to do is place a family in here and someone gets sick from mold(unseen) to me.My solution was tear down and build a binishell (system) with green tech(solar panel system, rain water purification system, etc...)