(The typical commercial loans I use are at 9.5% right now so be prepared for that.)4. 

The expense tracker, reports and rental sheets (useful if you are planning to do the BRRRR method and need to calculate 2 different sets of loans).I used to have my own custom spreadsheets that I built but this one does everything mine did plus much more. 

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The other route you can look into is purchase+rehab loans if it's going to be a primary, if it's an investment then using hard money, bridge loan, or DSCR.

In the latter situation (where I am paid monthly), as a short term lender, I only do 12 month Promissory Notes.

Projected sale: 950-990k Replacement property budget: 990k - 1.1M Plan: rent out the replacement home until meeting the requirements, then move into it while renting out a portion of the home via short-term rental 

Have you refinanced this into a long-term mortgage?

@Derek Heinz you might be better off finding a major fixer-upper, getting a hard money loan (HML) to acquire it. 

.: Quote from @Matthew Irish-Jones: Buffalo is a good market to invest long term if you get a good property, on a good street, in good condition.  

Monitor your spending habits to make sure you’re consistently putting money aside for both the short-term and long-term costs of real estate.