In Hayward, Union City, and Newark, values can swing significantly block by block, so verifying your ARV with super tight comps (same bed/bath, similar sqft, within 6 months, same zip or immediate area) is critical before committing.A few things I'd suggest given your numbers:First, stress test that $900k ARV hard.

@Tylere Weaver this is a super important question and it doesn't just apply to lenders.

It’s super common here for landlords and house hackers to fully finish out the basement, add a separate entrance, and rent it out to offset their living expenses.

The house is raised to a super hot temp that kills the bed bugs and their eggs.We tried the chemical route and ended up having to do the heat treat.

It is not a scam, but you will have a very hard time finding a deal that is worth working with them, and frankly you are going to have to find someone that does not understand at all what their property is worth and get them to accept a super lowball offer to make it worth it. even then their points and fees will eat up so much that getting the 10% down loan will have a much much higher profit margin. 

I'm not opposed to an online service as I'm traveling more and that would be easier to access, but I've heard horror stories (plus super expensive) to go with QB online. 

Appreciate all the replies here — super helpful.I ran into the same “tax time scramble + receipt chaos” problem and ended up building a lightweight maintenance log for myself.Lets you tie repairs to a property, attach receipts/photos, and export cleanly for your CPA.Not property management software — just a simple repair log.If anyone wants the link I’m happy to share it via DM.

Some things that property managers have access to that are super helpful are: - Strong tenant screening process - Strong renewal process to retain tenants (tenant turnover is going to be your biggest cost- Higher availability for showings - Greater and more reliable vendor networkHope this helps and best of luck!

Free money during COVID, super low interest rates, and incredible demand. 

@Sasha Leans - totally understand - I know fines can be crazy high so always super careful with these.