We make all cash offers but write into the contract that we may substitute some of the consideration with hard money provided it has no effect on the closing, etc. 

really depends on where your at.. sometimes Cap rate and cash flow are not the main driver safety tax write off note pay down on prime assets might be just as important as does it make 5% or if I do it my self you make 8 or 9%  right ??? 

I write up a plan and I'm curious about when the investor would see their ROI.

I reckon you need to determine before you buy what will be its outcome.At least, that's what I suspect any potential investor will demand (in writing). 

Have a detailed contract and make sure you have the SOW in writing for both parties.Get permits for everything that needs permits.

Does this mean we can write those themes off?

Got a good group together in Connecticut. " style="-webkit-font-smoothing: antialiased; margin: 0px; padding: 0px; border: 0px; font-style: normal; font-variant-ligatures: normal; font-variant-caps: normal; font-variant-numeric: inherit; font-variant-east-asian: inherit; font-weight: 400; font-stretch: inherit; font-size: 1rem; line-height: 22px; font-family: "open sans", sans-serif; vertical-align: baseline; position: relative; overflow: hidden; color: rgb(52, 65, 77); letter-spacing: normal; orphans: 2; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; widows: 2; word-spacing: 0px; -webkit-text-stroke-width: 0px; text-decoration-thickness: initial; text-decoration-style: initial; text-decoration-color: initial; height: 888px;">Update time on previous threads, mainly as accountability for all y'all CT real estate folks.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

You can always write site unseen offers.

Write it all down.Don’t wait until the next rehab.