View cash flow as necessary to cover expenditures and meet debt coverage ratios in order to obtain favorable financing, do not view cash flow as a vehicle to cover future down payments. 

Making that sidewalk seem like some big friggin thing when it's not is giving me a heavy Ambulance Chaser vibe.

Is the rate with a heavy buydown?

I love how you've minimized what you have and are super cash flow heavy.  

A self-directed IRA or 401k can be a great vehicle for loaning money to others without getting hit with taxes on the interest income.

I would not envy investors who participate in this vehicle when the team has not track record of success with it. 

AdHoc- TrafficcountsTwolocations, one with 70,000 Vehicles per day and one with 15,000 perday.

While 2/2s are better 3/1 are more desirable because of the heavy section market in the city. 

The current way the studs are built is not up to code, so they have to rebuild the entire structure of the kitchen wall This is not uncommon especially when renovating an older home and when budgeting you should also carry a very heavy contingency for unknowns. 

If your padsplit residents have vehicles that can cause parking issues.