Is that an instant red flag that causes you to move on from a property?

This means:1 - You must first find the lender for the refi, so you can know the terms for refi, and base your market/property search and the market/property ability to deliver your financial needs (see below) on the lender's terms.2 - You must find that Market that will consistently deliver properties that follow the profile matching the financial criteria dictated in Step #13 - You must be able to find, and properly analyze  the properties found in the Markets established in Step #2 so that the refi amount will cover the credit debt.Here is the problem you will have though.  

Offset these costs in the price and have the purchase agreement contingent upon the property being delivered vacant.

Instant lawn, just keep it watered till the place sells.

We deliver what we say we do but I originally jumped on here to just say a comment on my honest opinion and to not self-promote. 

In addition, mention that your buyer will have significant "skin in the game" as they say.These are a few of the highlights I go over in my conversations, but it is also up to you to deliver on your word as best you can to deliver a quality tenant buyer.

All in all we would have cash flow instantly from this property if it was fully rented out, that was my number one criteria.

The break-even would work with 10% down, but I can't deliver that on my own.

Learned to skip trace, constantly becoming a better cold caller, drove for dollars, and created and hand delivered a multiple mailing campaign.

It helps me to have control over my projects but also is an opportunity to work with other investors.Today the South Philly rehab is complete and the house is under sale contract, and I have superb crew to deliver excellent work.