From what I understand, if you do your due diligence prior to signing a contract, you will have a deal in place that has enough meat left on the bone to interest you list of buyers.

There should be enough meat on the bone for everyone.

ALL are red flags.  

I'm sure I will have more questions moving forward but I think this is the glaring one for me at the moment. 

It really puts me at ease and points me in the right direction, so thank you so much for your feedback.

I love the red door!

And my cash out refi got me a great deal about 30k under the current market value in a “for sale by owner” transaction that included a tenant already living in there that wants to sign a 3-5 year lease with me at a high rate.

All total, it was $28.5k spent in upgradesComps are hard to come by, but I'm targeting $875k - $890k appraisal, which would put me at ~80% LTV.

I’m discovering this wouldn’t work with such low equity, and I really don’t see there being enough meat on the bone to flip or wholesale.

I have also research hard money lenders and that seems to be the path that is viable for me at the current moment.