My investors usually close within a month but recently had someone doing a short sale so the process took two months just for them to agree on the sale amount with the bank.

They sell to cash or hard money buyers only, generally no inspection period, non refundable deposit and you are paying the your and the sellers closing costs. 

I am also looking for a company that deals in construction loans if you know any.I’ll message you the list and a great local lender that does a one time close construction loan.   

Parker There’s potential to get close to there.

I am building a platform that is close to doing all of these things.

Bringing in a new GC creates a situation of its own.You need to be extremely careful about how you mitigate your exposure to fixing legal contractual obligations to the new contractor to ensure it’s scope of services and remedies should problems arise in completing the job.In closing, I urge you not to feel too bad or blame yourself for the situation.

. $375k * 0.75% (max LTV) =  $281k - $218k (current mortgage) - $15k closing costs (est 4%) = $48k.

This puts us somewhere between 18-27mo pending sale.Land Acquisition: 1M + 50K in closing costsHard Costs:Demo: 50KConstruction + Architectural Plans (survey, topography, permitting included) = 1.6M + 80KPool: 100KSoft Costs:Appliance package: 50KFurnishings: 75KLandscaping: 20KAnnual Carrying Costs (utilities/property tax/maintenance): 45KTOTAL: 3,025,000.00 After speaking with two lenders, it seems the best course of action would be to put 20% down on land for 12mo/interest only.

If it takes you 6 months on a $100K rehab to get the units finished, leased and refi'd then you're going to pay $6500 in interest...what's a refi going to cost $15-20K with closing costs, any points, appraisal etc. etc.

Cash offer do carry weight as they can close quicker, don't need appraisals etc, but as an agent that works with buyer and sellers, I've seen it many times where a seller will pick a different offer due to some connection to the buyer (ex military, young married couple just starting etc) They want to know its NOT going to an investor specifically.