Or can you charge enough over your payment that you can send this in to the mortgage company as a principal reduction so that you aren’t coming to the table with so much cash?

(From rehab to closing table)

My question, should I keep working in that direction or push forward and try to tackle this giant mountain?

I'll assume you have that part covered.Trust me on this (I'm speaking on our own FL situation) There ARE title companies out there who will do a double closing WITHOUT you having to bring your money (or transaction funding) to the table.

A good chunk of my time is also spent consulting clients, analyzing my existing portfolio, working out, mountain biking...

Oh I pointed it out also but several here were still high on the "eminent domain" threat our Feds is having us swallow that they preferred to hush-hush quickly it under the table when it became obvious what an enormity that was.

There is trust needed on both sides of this transaction for sure.This is where having sellers with the proper motiviation comes in handy - takes some of the "trust" issues off the table is they see no other way out (or if there really isn't any other way out).But her fears are real - I wouldn't just discount them I would understand them and make sure she understands you get them - becasue it is 100% true if you walk from the deal (and she would have no control over this - she is placing all her trust in you - a stranger) then she is right back where she is now....The "good" news for her if there is any is that either way - she loses her home now or you lose it for her later she is in the same spot - at least with you she has a chance.

It needs 25K in work but even at that if the ARV is right there is still 10K-20K on the table BEFORE its at 70% of ARV!

:mrgreen: My first year in real estate I acquired over a million dollars in real estate,I was buying rehabbing then selling,I had a great relationship with a local bank I purchased the property with no money down and walked away from the closing table with a check in my hand.

I have had this happen to me once as well - accepted offer then it goes away.You may keep an eye out on the lists that float around here you may see it pop up for less then your offer :)In my case I had an offer of 10K on the table and it actually sold for $1,026 - yes an accepted offer of $10K and it sold in a bulk package for $1,026.