Average sale prices are down because existing product is still selling but new construction (typically higher priced) isn’t.

If it is a negligence issue (like you didn't repair a stair on the deck and someone fell through) then an LLC doesn't offer a ton of protection.

I would like to offer my services to manage these homes, whether it is just property maintenance, winterizing, common repairs, cleaning, etc. 

This wasn't a typical prolonged 60+ day close with 30 days of DD and $500 of EM. 

Most of the time repairs that I've done are less than $$20,000 per house but I've done almost all the work with my wife.

Typically EM is $20-30k in my market. $1,000 on a $2,500 loan would be exorbitant IMO, if that’s a real example.

If someone wants to pay cash or use bank financing, the sale price is typically 10% higher to cover our tax bill.

I got my first property under contract and I want to be out of the deal, it will require more money for repairs that the hard money lender is providing, but I still see the numbers are pretty good but for someone that has more cash in hand.

Seems like they lend it’s just a little more outside the box than most lenders and has some stipulations that you typically don’t see. 

For example when I replace a cadet heater I typically spend more and replace it with the new digital thermostat ones.