So i put in an offer for 10% down conventional loan, $530,000 with 10k back to me for closing costs and it was accepted right away.

Those costs are a lot higher than you might expect.

Every project needs a quote and you should be able to estimate the material costs.

That is part of the cost of investing.  

I'm curious as to what cosmetic rehab you have to do that costs $27K? 

The primary risks at this point would be       1) to your lender, the risk of a margin call.       2) To you; underestimating the true cost of a project and cost overruns      3) To you; legal risk of securities regulations if you partner looses money. 

A typical PPM will cost about $10K. 

In my business for example we texted about 35k people last month and got 163 leads and about 3 contracts out of that.What does that work out to "cost per contract"?

There will be a huge gap between coverages and replacement costs. - Renters are majority uninsured. - In September 2024 the FAIR Plan had $6B in exposure to the Palisades alone.

I've added a few things for very minimal cost that guests really love and increased revenue ~34% year over year.