Maybe you are just looking at the projected 2020 surplus which due to Corona is not going to happen. 

Everything always takes longer and is more costly than projected.

I think working on getting liquid capital for these projects is step one for me.

A picture is worth a 1000 words and a project we helped someone on in the UP was able to gain support and approval by getting renderings done showing what the finished project would look like.

If your "estimate" works for you and your "high estimate" is still workable for you, then you can feel confident that if you use good project management practices that you can manage the project to somewhere between those 2 numbers at worst.

Feel free to DM/call me so i can help you with your first F&F project.

Maybe it’s hosting a casual weekend walkthrough of a recent rehab project so investors can see how their money is being put to work.

Look for areas with solid rental demand, typically in Blue Collar America, where BTR projects are particularly appealing.

My plan would then be to diversify by partnering with my mother-in-law on fix-and-flip projects for a year or two, which would increase liquidity.

How did they perform versus projections?