I also suspect inflation will drive continued migration to lower cost of living / lower tax states.  

We almost went with a loan that we have to pay all the cost upfront and then get reimbursed on the back end and that was just not something we were willing to do.

The cost shouldn’t be double what a duplex is, but should likely be less per unit.

FYI, most of my CFO clients borrow from HMLs that will lend up to 100% of their rehab costs. 

My wife works for Ferguson, and I know many contractors, so I can get a lot of materials at cost.

Many months of costly vacancy, local market rent & resale deteriation, special assessments, property taxes and maintanance fees suggest a quick sale would have been the wise thing to do 2 years ago.

A nightstand or dining with 70 pieces is a major bottleneck and keeps your team from moving onto other tasks, whereas one that is already assembled might cost $50-100 more but only takes minutes to unpack. 

I am estimating the note would cost 2.5k per month at most. 

So, what is my most preferred to least preferred, it all comes down to cost of capital.  

For those who’ve used it, what strategies or sources have worked best for you when covering the difference between your loan and the total project cost?