And then the final question is what you asked which is how do you permit them? 

Every time I would need a phone call, he will give me the best time for both of him and I.We went hunting for months and finally found one that fitted what I was looking for.

I've read the books and done the research to know what markets work for my goals, but mentally I find myself nit picking every market trying to find the "perfect" fit which leaves me to never pulling the trigger. any advice on how to overcome this so I can finally get my real estate dreams underway??

When the company finally located the septic, they discovered it had been covered by a slab of concrete in the house.

I finally took the leap this year and decided to pull out as much as I could from my 401k via a cares act distribution.

Next time, do the same, and if your numbers are similar, and you've done your due diligence, buy it.Note: In your final numbers you added the $25k for repairs so you wouldn't necessarily have to also add the additional capex to your numbers (unless there was other cap ex you are budgeting for).

Your excellent real estate agent may be instrumental in this.A final consideration:  if the floor guy is willing to back up the $4/sq ft refinishing bid (i.e. if he biffs it he'll make it right and eat the cost) that's one thing. 

I have capital finally and I am hell bent on protecting it by good rehab and good ARV to cash out all of my money and do it again.

Looking to do an as-is private sale of an investment property to someone who wants to do a short-term lease to basically lock up the property for them while they get their financing finalized. 

We also underestimated the environmental component of the renovations leading us to have to expense testing we had not budgeted for and amend the project's final sow to work around those challenges Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?