We have found that when we focus on color or theme in our design, it makes people want to stay there more.

I have relationships with realtors, lenders, and contractors as i used to work for Menards designing kitchens and a realtor for a couple years.  

They suggest to aim at $100K/mo profit and design your marketing plan to get to that number (spend $22k-$25K/mo on marketing).

Hard Money is for suckers" is copywriting designed for you to want to get in touch and put in a loan request so they can sell your info to me and I can hopefully close your deal.In my marketing, I often use "Hard Money" as a blanket term for Real Estate Investors because its a widely know term, thought its rarely understood.There is good and bad to all things, including Hard Money vs Private Investor...It seems like you're giving up half your profit.I would think its worth paying a a bit of a higher rate and being able to keep 100% of the profit on some of your deals.I am happy to discuss further.

Were you asked if you're an adult?

Please note the information provided below is a layman's definition designed to provide a basic understanding for the general audience.

It's their choice, as adults, to sell it for cash and off the market.

@Joey Harris,The 1031 is designed to allow you to indefinitely defer paying tax on profit and depreciation recapture (a big big deal over time).  

Last time I checked, there were hundreds of spreadsheets and I'm sure many of them are designed by/for flippers. https://www.biggerpockets.com/filesYou can always find fileplace at the bottom of every screen, left menu.I also recommend you go to etsy.com and search for "house flipping spreadsheet."

Don't let tenants scare you into paying them for being adults and dealing with adult situations.I have tenants tell me all the time that their rent is late because they couldn't afford medication.