I'm annoyed with them, and would love to have a way to make them contribute to the repair of the fence that borders our property, but she doesn't care, she doesn't live there and she wants to keep as much profit as possible...I get it, but c'mon some level of maintenance is expected, no?

I would go closer to 10% if you will be conducting 2-4 inspections a year, full marketing, handling all maintenance, handling insurance compliance, and all of the other things that come with managing a property.

You may want to structure this as an LP or JV type of a relationship if you require another investor to take care of the down payment.

Be careful near lawns. 

One other option is if we had multiple bids for rehab at under 51.5k. the appraised value is 123, with land being 21k at a total value of 102k and FEMA requirement is we have to follow the rules if it's over 50 percent. we are all in at this property at 135k and with insurance cost etc, 140k. we think the property will be worth 280-300k.

My guess is there have been a lot of claims in your area and some program decided your property was high risk, so they don't want to insure you. 

I would be careful with trying to flip land.

I was approached by Jeremy Gaston from trust funding giving unrealistic options for funding a property as also fees upfront before approval of loan I did my due diligence and found information he was not trust worthy or even considered a scam as a victim of a scam I plan to report trust funding to the FTC and also AG in Nevada where he registered the name Has anyone been scammed by trust funding or Jeremy Gaston thanks everyone and please be careful who you try to obtain funding  

It just makes sense to keep the back up income to pay my health insurance or those extra little expenses while I can.

With the reduced leverage and cash flow potential hopefully you would sit around 7.25%-7.5% right now on a 30 year fixed.I would also take a close look at the annual insurance and property taxes, especially if the property is also in Texas, as those can really cut into your potential cash flow.Happy to help where I can!