The terms you are looking to offer definitely appear reasonable and you should be able to get these offered out under a white label or table funding (maybe not all those terms at once, but likely covered through different options/programs, even with one lender)

If you use a property manager, you'll need at least 50 rentals to cover the additional expenses.

This is because they didn’t budget properly and rent wasn’t high enough to cover actual expenses (repairs and maintenance, cap ex, vacancy and loss, tenant damage and turnovers, etc don’t expect to have any money left over after all of these expenses are accounted for if the rent is less than $1,500/month). 

You can have an extra large garage on this level, plus some storage, maybe even some covered outdoor living space.

The one percent and 2 percent rule ive never looked at ... cap rate is .. meh .. its there - what im most concerned with is the price of the home relative to comparables and cash on cash to start.   9)  I look  the other way if it is a multi unit that is not separately metered - thats always one of my criteria here in pgh as there are a lot of older homes and a good portion you wind up worrying about who will cover utilities.  

I've used it as a reference point, the reason being is that the 70% rule doesn't cover the amount of time it could take.How we buy properties is what is our cash on cash return?

A HELOC can be flexible, but ensure you have solid cash flow to cover repayments. 401K loans carry risks like penalties if not repaid on time.5.

A ground-up construction loan for a new investor on some vacant land would also be a no-go as you must be able to show successful exits (refinance or sale) from a few projects before that's an option.So, we need to be able to see funds in your account that can cover the down payment, closing costs, and some reserves left over that will allow you to start your rehab.• No entity to close in: Though an LLC/entity is not a must-have, it's a nice-to-have prior to seeking financing.

So hard money loan in my name, down payment and carrying costs covered by her but we still need to meet to hash out the details.

If rents don't keep pace with inflation, you won't have enough funds to cover these inflated prices.Rents and prices are driven by supply and demand.