I am also up about $1m above purchase and rehab costs.i use total return to determine the quality of an RE purchase.  

These affect all mortgage loans, regardless of the property’s age.Should Property Quality Matter More?

@Nicholas StevensonVery great post with a lot of in depth questions.I'd always recommend chatting with more reputable private/hard money lenders in your local area in order to build a relationship with them & learn as much as possible.I have been doing private lending for about 4 years now & is a great way to be at the top of the totem pole in investments, controlling them & make the right investments on good quality deals & individuals. 

Or hire a good PM.

Opinions, who's a good lender for out of state investing?

Highly recommend checking it out!

From what I’ve learned, there are some good middle-ground options that can help...One thing that’s worked well for me is using online interior design services like Modsy or Havenly.

How do you know when you find a good deal?

And are there any institutions with good reputation as the “lender’s bank”?   

I had a nice older guy who  had to have his fridge when he moved in (mine was nicer) but that was what he wanted but he was the best tenant for the unit with good income and great references. 1 person in a 2 bed.