There are less expensive hard money lenders out there. 

Too expensive.

Expect to spend another ~$8K for that.If you are planning to close all-cash and bring enough cash with you for operating expenses and rehab, you are looking at a minimum capital raise of about $3M and that is for a cheap 32 unit.

And the BRRR has a bunch of risk (repairs could be more expensive or take longer, ARV may not come in where we need it, etc) and it pays so much better. 

Denver is very expensive for a new guy who doesn't have loads of capital so a market like Missouri for example is intriguing for far cheaper real estate but then Id either have to move, improve the property remotely or simply buy and hold as a rental for X time. 

The cost is really expensive for QBO.

The craziest part is they get paid when the deal closes so you get direct access to a super willing person to help through this process AMAZING. 

That welfare was an occupation for her, that it paid about $80k yr.

The recipient inherits your cost basis (what you paid) for calculating capital gains or depreciation.You and your spouse can each gift $17,000/year per recipient under the annual gift tax exclusion ($34,000 total).

We get paid the same whether you take a higher rate or buy down, but there are absolutely times when it makes more sense to do it one way or another.