I started investing house hacking back in '88 when I was 18 and moved up from there.   

Keep in mind that we were in a market that was not normal and not sustainable we are just retreating back to a normal market were market time is normally 90 days for DOM .. that's been more normal.. its not normal to list a property and have 17 offers first day.. and along with that its the time of year it always slows down right about now.. the turn key folks I know though are still plowing through their inventory.. as investors are buying for cash flow and as long as the numbers work they pull the trigger.

"My question is : When should we consider a gut vs cosmetic rehab"This is something I wonder about often as well and it seems like many times when I say, "this is a gut" the investor comes back saying "we're just going to paint" and when I say "it just needs some updating" the investor declares "to the studs!"

The tenant has been a pain to deal with on other issues and I'm pretty sure he does not want the inspection to happen as he knows he will be responsible for the repair.

If they don't answer the door, post it to the door and then go back the next day to try and meet them again.

Now I’m under contract with the LLC and the want to quitclaim it back to themselves before closing with me.  

I'm going to have flyers printed and go to businesses around town using the flyer as a segway to introduce myself and hand out a business card.I have a speaker lined up to talk but here's my questions.How do I fill up an hour of time and keep people interested enough to come back?

I'd be tying up a good deal of money for 6 months so want to make sure at the very least I'm getting my money back.

When you miss the target or fail in a venture, pick yourself up, learn from the experience, and get back on track.

There are plenty of mortgage brokers out there that will shop your loan to multiple investors/lenders to get you the best deal and the seasoning will not be an issue.Talk to @Andrew Postell - he is very active and can help you with the back-end loan.Andy