The transaction to pay the renovation guy worked fine (I provided an invoice from him to Plastiq).As Kerry Noble said above, they do seem to have "tightened up" their terms.

I know you mentioned to use the LLC/lien method, which I’ll more than likely be using, (and my 2nd question IS geared towards that method) but is it still possible to use the “Buy cash, delayed financing method” here: buy/purchase a SF with “cash” (private/hard money lending to my LLC), include the repairs on the HUD (contractor invoice) and recapture the total purchase plus repairs with no seasoning, provided they meet 75% LTV of ARV?

For rehab, if you’re not flying in, make sure you’ve got a GC who’s comfortable providing updates with video, invoices, and timelines — and consider hiring a local boots-on-the-ground person just to do walkthroughs and keep contractors accountable.

Unfortunately, it's pretty common. a $12K turn on a unit without capex that you were aware of is generally either poor management or they're just adding a ton on to contractor invoices to pad their pockets. 

Tenant shall have 15 days from the date of invoicing to pay the balance."

Every improvement you can document helps here, so gather as many receipts as possible.Renovation Labor: DIY work unfortunately doesn’t count toward basis unless you can show invoices for materials or third-party labor.

., wall damage, carpet cleaning)• Cost of repair or replacement (attach receipts or invoices if possible)• Total deductions and remaining amount to be refundedYou can generate this report directly in AppFolio/Buildium etc, or use a simple Excel/Google Sheets template if you’re not using software yet.4.

If the GC is licensed, you can file a complaint with the Ohio Construction Industry Licensing Board (OCILB).Website: https://com.ohio.gov/divisions-and-programs/industrial-compliance/boards/ohio-construction-industry-licensing-boardComplaint form: https://dam.assets.ohio.gov/image/upload/com.ohio.gov/documents/dico_ContractorComplaintForm.pdfThey take complaints seriously, especially if the contractor is:- Submitting inflated invoices to insurers- Performing work without clear written approval- Using lien threats as pressure tactics- If the tree company or GC is unlicensed, you can still report them—but that’s a red flag in itself.3.

Each party should keep all their invoices, receipts, credit cards statements, etc. to substantiate the amount one claims, for reimbursement, when the HUD-1 is drafted, for the backend closing, by the Title Company.

Ask for permits/invoices on the “brand-new” HVAC, water heater, etc.