Most of the industry is blue collar work and some of our tenants have their rent paid by their corporate HQ, our all in cost for a new home there is $250k and we are bringing in $3k a month in rent and have had zero vacancies. 

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

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

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.

At least his apathy only costed you $1500 and indigestion. 

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

Here are my two cents...I recommend starting in a market with strong fundamentals, such as steady population growth, an influx of major corporations or large businesses relocating to the area, an affordable cost of living, and high rental demand.

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?

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

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