The more detailed the better!

Lance, I'm not "blabbing" because I didn't offer any details but I am looking for serious and constructive input from experienced investors as to how I could honor the seller's request while at the same time quietly market the property to qualified investors, after all, he wants to sell his property.Seriously, isn't bigger pockets a forum for investors to exchange ideas, and information?

Saw you post title and it caught my eye.  

You're asking a lot of detailed questions about HML, so you are probably going to hate that I'm changing the topic slightly. 

My visits in San Francisco and Washington DC last year have definitley opened my eyes to what expensive real estate can look like, even smaller homes that are far from luxurious.

Hoping someone has a rough document or maybe more info on other details I will need to add to the purchase agreement.

So generally speaking, look at expenses as % of Gross Income with an eye for outliers based on average cost per door.

For sake of simple math, and believe me I've run a lot of scenarios that are more detailed, let's say $250 ARV, $100 Purchase and $50 Repair costs......Option 1:  Hard money loan Certainly hard money is the easiest and for a reason - not cheap. 

Your net profit as a flip - assuming you paid cash and there are no holding costs involved or hiccups, would be a paltry $5k for all your time spent.However, looking at this from the eyes of a Buy and Hold'r, you can buy and rehab the property for $85k and then cash out refinance it at about 75% LTV against an ARV of $100k.

I go into great detail regarding buying investment properties in military areas....