I know underwriting will basically default to using the lower of the two - net income and distributions.

Factor in rental increase and expense increase in your projections. 

I had insurance on the property, so im covered in that aspect, because they are rebuilding my unit as part of a mass rebuild project jointly with the HOA insurance.

They asked to stay in the house and continue their lease, and I agreed, but they basically never moved back in, and bounced the next months rent check.I evicted them, but the eviction was served by mail, so we were not given an automatic judgment under Georgia law ( the tenant has to be personally served for an automatic judgment).Now I will have to take them to small claims court in order to collect the several thousands of dollars they owe me.Any suggestions on how to sue someone who is most likely staying on base, and thus not in my county but on Federal property?

Feel free to reach out to me to discuss your proposed project.

Thanks JJared.It is a single famy, good demand, and the 5k estimate is basically for new appliances and tape.

Just started a new rehab project in Brewerytown Philadelphia. 

Are investors willing to take on a project like this when we still have a mortgage on the property?

That's basically all I do. 

Inventory is still at an all-time low, and we've basically accepted that as the new normal for the past few years - especially due to the fact that there is practically no development in the SFH arena - only for new apartments/condos - and those can barely keep up with the demand.