.⚠️ 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?

Hey llina, as Jonathan stated below an LLC will not determine your interest rates. 

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

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

Proximity to Nashville is key—properties within 5-15 minutes of the city tend to attract more guests, but a nicer home 20-30 minutes away could provide more value in the long run.Make sure to research short-term rental rates in both areas to determine which offers the best return.

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.  

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).

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). 

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.