I figured I would use HM for the purchase and DADU build.

He negotiated a $5k discount on the purchase price, and I moved forward with the deal.Fast forward to now - after seeing water in the basement, I hired a professional to inspect it, and the news was not great.

I saw how that proposal is basically her giving me a 0% loan, but at the same time I believe that structure will avoid her taking a large loss (approximately 30k if she accepts a 300k offer).I do not know why she doesnt get a PM, I only share the facts of when she purchased it, the purchase price, and the reasoning she shared with my realtor as to why she is selling after such a short time period.

Understanding the true material costs is important and I urge investors to get a good grasp of this before agreeing to labor only bids where they are responsible for purchasing materials.  

@Wade Wisner -  Most of the notes that we purchase we keep in our portfolio and borrow against them with private capital.

For a purchase generally application would be to review an ID, asset statements, and LLC docs if neccesary. 

I found a house that I like to purchase in a great neighborhood and the exterior looks great for a 1922 stick built house.

The first purchase is always a huge learning experience.

I have individual spreadsheets for each property that I used in my initial analysis for purchasing the asset of course, but I'd love to see everything all together now with real-time numbers.Where can I find something like this?

@Nick Henry this also comes down to how much time you have available and how much effort you are able to put into purchasing a home or building and doing renovations and then finding quality residents to live and take care of your asset.