another option would be to use a diamond blade on the grinder and to cut out the affected area. use a spray bottle filled with water to spray the blade while in operation in order to minimize the dust. two bags of concrete mix may be sufficient to fill the void.  

Long story short, timeline went longer than expected and they were unable to complete the refi due to the job change and proof of minimal income after being in my role for just under two weeks.

Keep in mind this is for value add properties, you could do walking for dollars and find a regular house where the owner just doesn't want to deal with it anymore with minimal work.

They locked up a Bilevel in a beautiful neighborhood for $110,000, very minimal repairs would rent for easily $1,800 a month.

So while prices might come down a little bit, their drop will be minimal due to the large number investors looking to invest in the area.

Two out of the last three years I had NO vacancy and minimal repairs/maintenance.

Why not minimize risk and act as a hard money lender.

You could let the PM handle the issues, but many charge for evictions and they have no incentive to try and minimize damage.

I could've bought the property and just put a minimal amount in it and sold it to another investor as a rent ready property. 

If you rent the whole place the cash flow would be minimal but the irr would continue up.