They can bill you 3/5 of the replacement cost.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620, many blemishes, but should have no evictions in last 2 years.

The cost of entry is low, and cash flow is high.

Know that it will cost you probably $3,000+ just in closing costs to buy whatever you buy (all just dependent on the price and what the fees are for your government and lender.)  

Winston-Salem is a small city located in the Piedmont region with an estimated population of 253k and a Metro estimate of 695k.

It's cost to acquire is closing cost's, down payment, the cash at closing AND monthly cost's going froward. 

I'd love to put you in contact with these people and start marketing your services to them, I have done this maybe 40 times now with my current lenders and i typically just add my payment into the HUD and the borrower pays it, this service wouldn't cost you anything.

Additionally, consider cards with no annual fees to keep costs down.

I may be going into litigation with them and I'm looking to connect with other investors who might be interested in joining together to help save on legal costs.

If you're not having conversations with your hard money lenders like, 85-90%+ of the purchase price, 100% of your rehab costs and maybe even financing your mortgage payments, advanced draws on your construction budget, you might be risking more money out of pocket than you need to.