Investing is like wine - seasoning is key. 

I need an agent who’s at least a bit seasoned and knows what he’s doing, what to look for in a property and how to evaluate it.

Example if you flipped 2 houses a month at 30k you are doing 60k a month and all in on one big project but the flips usually are seasonal for houses and die out after the summer and fall months.Many HML lenders prefer apartments where occupancy is 30% to 70% and they are not gut jobs yet and you can turn around faster with 4 to 5k a door instead of 12k to 13k.

Careful, I hear hurricane season is supposed to be raunchy this year :(

Question #2) What do other smart / seasoned veterans suggest writing in this provisions area?

Many oceanfront homes in OBX are 6 to 22 bedrooms and the price is normally $5k to 25k per week in the summer season.

During that time it is in service, if it is mostly a seasonal rental do I have to rent it out or keep in service for the whole year, or only for the rental season which is typically 3-4 months? 

Being the holiday season, I am guessing money is tight for this young woman so I hestiate to press to much, but the dang car has to go.

since i am a noob i asked my mentor/captin (our REIC club broke us up into groups and assigned each of us with more seasoned investors for guidance and moral support) to accompany me so i wont screw anything up but he could not make it on that particular day. so i went by myself. again i'm a noob but from what i can see everything check out ok especially for the asking price and my gut feeling was to get this thing on contract. but i stalled and said i would like to wait until my "partner" takes a look. long story short the next day i met with my mentor/captin and first off he said i never should have told the guy i planned on wholesaling the property (which i did and i agree) and secondly he said it looks like the house needs a lot of work about 25k worth and to make a offer of 39.9k then said no make it 35k.

Well , unfortunately i've ran into a problem...The appraiser only appraised the value of the home for what i'm paying on it (which means he felt the condition was below par, used ONLY reo comps that reflected the value he felt matched it).Becuase of that , its thrown me out of getting a HELOC due to appraisal seasoning , so i've gotta repair the property out of pocket.Thankfully to get the value i feel (I'm going for $10k on top of the 43k that i'll have into it) and remburse myself for the $3k i'll be spending on it.