Even then its a challenge to do in under six months and a challenge if you don't have excellent credit and enough income to carry the new loan without the rental income.So the simple fact you appear to be able to get this refi completed and get your money back out is a very significant accomplishment.

All overhead (commissions, closing, legal, carrying, service fees, etc) are added on top.

If you can get 5% bank debt using your own cash as collateral for the lender's security interest their offer will have to carry superior terms to be competitive.

Don't worry- I'm not going to name names or provide details-- but here are the numbers:$32K asking price$10K estimated rehab costs$55K ARV (After Repair Value)ASSUMING (and we all know what happens when you assume) that the rehab costs are spot on, and there are no carrying costs (carrying costs: mortage payments, utilities, non-owner occupied property insurance, property taxes, etc) because you rehab and sell it in less than 30 days...AND ASSUMING you sell it yourself and there are no realty commissions because miraculously you found a buyer in 30 days or less who is going to pay FULL ASKING PRICE in cash, and naturally this unicorn doesn't have closing costs, either- oh, and ALSO not using a broker, your AMAZING pre-tax profit would be:$55K sales price - $42K = $13KSince we're assuming things, let's talk about what you can REALLY assume:Assume your rehab costs run $12,000 (don't think an estimate can reasonably be off by 20%?

I haven't located any seller financings where they are willing to carry back most of the deal.

Northern Tool carries them at a much better price.

If you don't it carries forward as a passive loss.

Where I do think it could shine is in presentation - it's something that can be carried around and produced in a flash, without waiting for boot up time, to present ideas and proposals in a very striking and dynamic visual mode unlike anything we've had before.

Then she said she saw quite a number of ants in the middle of her kitchen the other day, each one carrying a tuft of insulation in its mouth.This is weird, and certainly a first for me.

The only thing I've ever found that works is powdered sugar mixed with boric acid (not boraxo) about 2/3 sugar to 1/3 boric acid.It's poison, so place where pets and kids can't get it.The ants carry it away, so it isn't there very long.