But in this scenario, ARV is only 10K more than bridge loan amount. 

The ways around this are usually: (1) switch from replacement cost to actual cash value (ACV) or functional replacement cost, so the insured value better matches the real economic value, and (2) use an agreed value/stated amount endorsement so the company agrees up front to a lower limit without hitting you with a coinsurance penalty.

That means you don't find these on the MLS.A certain amount of people are willing to sell on Creative Finance, like Subject To, (Subto) & Seller Finance for various reasons that I explain.

and give you DETAILED Rehab bids, preferrably with a line item amount for each tasks and labor & materials broken out separately.Pick a property that goes a little beyond what your target rehab is, so you learn a bit more.In addition to your Scope Of Work (SOW), ask each contractor for their input on what they see needs to be done.

Sellers now believe they have a certain amount of equity and they refuse to let go without getting the price they want.

Quote from @Alycia Scantland: Hi everyone,I’m hoping to get advice from anyone experienced with hard-money lending, distressed projects, or investor defaults.In December 2023, I invested a $80k with a small local investment group for two fix-and-flip projects.I was given a promissory note stating a 3 month turnaround, a 15% fixed return, and additional compensation if the project ran late.They finally contacted me in October 2024 saying the projects had been mismanaged and they were unable to sell both of the properties as planned.They asked me to release my original liens so they could attempt a short sale, and moved my liens onto a different property in Wheat Ridge, near the Denver market for two $49k liens (original loan plus interest incurred) One month later, they informed me they had not started and would not be finishing the project, were considering bankruptcy, and that the property would likely go into foreclosure.They told me the only way I could recover my investment was to take over the project myself.In December 2024, before I ever agreed, they recorded a quitclaim deed transferring the property to me and listed the sale amount as $98k, which was my lien amount on the property, though I never agreed to release those.

What most investors like is the wide range of neighborhoods, the amount of inventory, and the ability to get decent returns without needing a huge amount of capital upfront.

Amazing, wow, what an impressive outcome in such a short amount of time!

Hey Rob, Most lenders require a minimum value of $75k and a minimum loan amount of $55k.

Your involvement with the 1031 is not going to be a great amount.