I don't know why this is eating at me, but I strongly dislike the fact that "townhome" has two different meanings. 

In addition, my parents and I started a small frozen custard store back in 2016 which I love running (and eating.... maybe to much!?) 

33k for rehab, that's very tiny... if you redid all the floors you'd probably eat up 13k or more...

As you know, if your project is delayed it is the pref that will eat you up, putting pressure on the economics of your project and creating a misalignment of interests between sponsor and investor.

I now tie my identity to daily activities (learning and improvement) and the results are taking care of themselves.I am understanding and gaining control over my mind (your #1 above).I hit the gym first thing in the morning and eat a can of tuna and low sugar protein shake for breakfast...a workout and 45 grams of protein is a good way to kick off the day. 

@Jeshua Patrick with this overheated market it sounds risky to take the tax hit and have all of your eggs in one basket.

Look, I want my renters to enjoy a warm pool in the winter months and stay cool in the summer, but these utility bills are eating away at our income....Anyone have any ideas about managing this issue more effectively?

I would focus on building my skill sets, paying down debt , building a nest egg - savings, 401K, Roth IRA, etc - and continuing to educate yourself. 

Though I will be able to make a comfortable living working my current job alone, I don't want to put all my eggs in one basket nor do I want to work for somebody else for 40-60 hours a week until I'm too old to enjoy the fruits of my labor.I'd love to connect with and get to know who else is investing in this region, especially those of you following the BRRRR model!  

Quick prop class/goal breakdown: A -class properties are good for appreciation, but PITI eats up all your cash flow.