@Jack B.In dealing with various AC COMPANIES I have found that there are several models for pricing.  

. $45k from several unexpected large repairs (water leaks, roof collapse, siding rot, plumbing main line, etc.)These issues are also causing me to rethink the assumptions in my model, increasing my vacancy rate from 8% to 12%, repairs from 5% to 20%, and capex from 5% to 20%.

I purchased 2 homes from Bennah Oaks almost 3 years ago, delivery was supposed to happen early  2022..

We do often get asked for referrals for designer and also to know make and model of mattresses.

The fact that IR's accelerated outside of the worst case scenario models, even outside of a 2 SD, didn't have anything to do with it nor the fact that the local jurisdiction decided to extend the covid moratorium for an extra year resulting in no rent collection for a large portion of the MF property, was certainly factors not considered when applying basic math to the forecasting. 

I'm a business owner...always busy...and need quicker straight to the point help ...and at same time understand your a business owner with business model as well to develop your course.  

New Construction Project - The Oasis Model What made you interested in investing in this type of deal?

I don't know them personally but I know the business model.

Longhorn Investments offers 100% purchase and rehab financing (total loan amount up to 75% ARV) and has been doing so on this model for years.

Additionally, and obviously, you will make less potential profits.To the OP: You will not be able to "grow" your portfolio at any substantial pace with this model.