Is it ok (legal) to go to real estate investor meetups offering to privately lend to them? 

When they told me how much they wanted, I felt they were a little optimistic with their asking price and their estimated rehab budget, but after a few rounds of negotiating over text, we agreed on a price that was $15k under their original asking.The numbers were:Purchase price: 80kseller repair estimate: 35kARV: 180k to 195kMy hard money lender would only lend up to 65% of the ARV and they chose to go with a conservative number at $175k, so based the 65% rule I had to be all in at $117, so that gave me a budget of $37k. 

If i were to go the traditional route I would need at least 20% down on it, which I dont have at the moment.

@Jennifer Petrillo ok, so how long did it take to go to closing?

But the contract itself has a stricter timeline.I'm not entirely sure what you are getting at.You say "Right, but if there is 17 day inspection period and Sellers/Agent provides TDS on day 17" ... all this does is give buyer additional time to cancel since buyer has a certain period of time from receipt of TDS to cancel.If your goal is to give seller additional time to cancel then giving them the TDS on day 17 will accomplish your goal.The inspection timer starts upon sellers acceptance of purchase contract.Also, I'd have to go back and read the contract, but I think if anything 'material' pops up whether from inspection, TDS or otherwise buyer gets additional time to either cancel or seller to fix.

For 2017, total rental revenue was $116,000, total expenses were $77,000, and profit paid to the owner for the year was $36,000.These aren't great Cash on Cash numbers, but they are a means to a desired end (owning a place in this location). 

I haven't been able to go through the whole BP site either, so I will have to do more research on here as well. 

Hi, I hope I've put this in the correct forum but if not, please direct me where to go. 

The other thing is the homes all around my property are getting bought and scraped and row homes are being built in their place and I think that will make my little old house less desirable when it is towered by these townhomes. 

As a real estate broker in New York (where inventory moves quickly and it is difficult to buy at steep discounts), most times it is not worth it to go around putting in lowball offers for my clients mainly because the market moves quickly and also because it wastes everyone's time.