Cheap market, but the fees/additional soft expenses drive me crazy, and you always see them at the VERY END!

There is also the soft heart aspect of this for me, where the buyer is a single mother with two children and this will be her first house. 

There is also the soft heart aspect of this for me, where the buyer is a single mother with two children and this will be her first house. 

I like the Wack a Mole analogy.. if I think back on my career in this game that started in 75.there were all distinct and different events that perpetuated a slow down or price compression in real estate75.... coming out of VN war  soft economy83 - 85  sky high mortgage and interest rates  ( SL crisis  but a lot of money was made picking up those deals)89 to 92  in bay area  Earth quake and war.. prices in SF and bay area compressed 20 to 50%  ( we have short memories.) but that was also pre high tech.2000  dot com bomb  short lived 2001  Bin laden short lived07 to 2011  global credit crisis worse i have ever seen or I think any one basically living ever saw.. worse than great depression in many areas...

HUD 223(f) can do 85% LTV (minimum), 35 year fixed rate, non-recourse, but there are more soft costs involved and timing is longer than Freddie SBL or a bank.

I did some renovations but not a rehab) and soft details (the struggle with fear). 

@Walt Dockery , I don't hate good trees, I just hate those soft wood ones.

I thought up a few more questions to ask the lenders and will start shopping around to find money lenders and real estate agents tomorrow.Any other advice for finding good soft/hard money lenders that you found useful in your area?

I have a soft spot for Toledo as that is where my mom and a lot of my family still live.

When I decided to sell this property & hired a real estate agent, he discovered that the home was in poor condition & wasn't able to put it on the market at the time.The roof had missing flashing on the gable but the entire roof was replaced by contractors hired by USREEB late 2016 as they insisted that it could not be repaired.The living room floor had soft spots under the carpet & the sub flooring was damaged.