.⚠️ Financing Challenges: Hard money loans carry high interest rates that nibble into the bottom line.Unrealistic timelines: If you think you're going to be in and out in 60 days, you're sadly mistaken-most flips take longer than expected.Real Talk: Is Fix and Flip Still Worth It?

The builders right now are also offering some very nice incentives, like rate buydowns and free property management. let me know if I can help in any way and best of luck. 

.#4 Closing costs look super high, but they may be quoting you some kind of rate by down.#5...Hopefully your vacancy isn't 8-10%, but always tough to tell. 

70/30 investor fund structure to make this deal go.

If it is a class C office building with 10% occupancy that is very different than a Class A MF which is still very different than a debt fund with zero leverage.As mentioned risk and return go together  - greater risk should have greater upside

With an SDIRA, you can use tax-advantaged funds to purchase property, and any income or gains from the investment grow tax-deferred (or tax-free with a Roth SDIRA).

But most of these bridge loans have future funding components where the lender will fund renovation work as the work is completed and add that to the loan balance. 

We cap the rate for utilities and actually added about 10% above our normal average this past year due to rising utility costs in our area for gas and propane.  

I have the money to buy now but I would rather do creative financing and use as little money as possible out of my own pocket. looking to start with BRRR method but maybe should start with a wholesale first to fund that?

Most lenders that I work with give Wholesale Rates (vs retail rates when you go directly to a lender).