At the time it wasn't easy to find banks looking for young investors with little track record.

You might have a property near a highway, train tracks, highly trafficked roads, but due to other buildings nearby or landscape, double panned windows, you might not even notice it.

(Alternatively, bill in advance for $X,XXX dollars to be spent on materials, and then provide receipt tracking for materials bought against that bill, billing additional as needed)The problem I've seen over and over again is that investors will turn contractors into unwilling lenders with none of the protection (Deeds) or benefits (Interest) afforded to a real lender.

I've been doing by due diligence, reviewing the economic base, tracking property values, following employment trends, checking off the boxes you know.

Knowing the market, inside track on big players, gaining access to the realtor community for networking and knowledge.

If it doesn't work out, you pull the ad and revise it to reflect the completed work. 

If your plan is well researched you can work out kinks along the way.

We have built a very strong track record with our bank and we have a great relationship with them so they financed the purchase and the rehab costs as a construction loan.

I have a joint venture agreement I can send you that we use with our money partners, it can easily be adjusted for the terms you are seeking but it will get you on the right track as far as what you should be looking for.IF his numbers are correct, you are all it at 74%ARV and on such a small deal, that is really not a lot of room.

I think a first flip has enough challenges that I suspect a first flip OOS is likely not going to work out that well.