I am in search of a spreadsheet to determine the profitability of flipping a house before making an offer to an HML I am new to this process and would appreciate any advice.

In order to entice me to invest in spite of my hesitation, a better ROI must be offered to me.

Rates are also better with these than with an investment loan.There are a couple of investment loan programs available that offer 10% down as well with no PMI, but they have slightly higher rates.

The company I currently use for my other investment homes said they don't offer management for any co living... unless everyone in the home is on one lease.

Mainly because, while I think there are some that offer truly valuable information, you need to know where you "holes" are to make sure you are plugging those. 

Hey team,I’ve put an offer on a property that has had a section 8 tenant for the last 8 years.

We are out of state but would be open to working with someone local if they can offer favorable terms.2) Any local realtors you have worked with and been happy with?

It’s all about finding that balance between offering a great space and keeping things safe. 

You should have that as a benchmark in mind, since it offers a good return without any effort.

Then if they are done by that deadline, I offer a bonus.