Also it depends if you hire a company or if you are hiring a person and paying them hourly - the hourly cleaner will be cheaper, but there's more management involved on your side.I pay $120 per turn for a 2br condo.

Without question, emphatically my ish ALWAYS comes out WAY cheaper.

I've looked into @Paul Moore's syndications, but I am not eligible yet as a fully accredited investor and even with that I would prefer to be an owner in one, not just an investor.I'm not an expert but I suspect it's probably the same as most investments: cheaper to BRRRR than to build new.

Since Target arrived, you might be able to get milk cheaper. 

If you are new to investing and need help to fet started maybe a good course will give you a push in the right direction, but i think in this case  maybe there are better cheaper ways to first understand what the opportunity really is and if it is right for you and your goals/available resources .

The homes around you are A LOT cheaper (according to Zillow).You might have to bite the bullet and reduce it further if no extra cash to finish rehab, especially if the buyer thinks they're going to have added cost after close.

It will pay off the lien and the first mortgage and the rate will be cheaper than a cash out refi.

You can find a real estate coach for cheaper than 10k.

You can target the, while buying a much cheaper ($ per sf) 2+ story. 

So overall I think $5000 is a bit steep from my experience so far, Joe McCall has a cheaper program with the same concepts, but I only know a friend who went through his, but he has been more successful than me.