I dont have to lead gen (propstream), skip etc, up load to some SMS tool.   

The 70% rule can be a good indicator—but not the only tool—used to make a decision on a fix and flip.

Open a coffee-trailer or a roof cleaning business, or sell tools on TikTok... and then invest in real estate.I have been investing in Milwaukee for 15 years, which is probably one of the better cash flow markets and I am in the same boat as everyone else its hard to find deals worth buying. 

Investors/Partners: Build a network of partners for joint ventures, sharing risk, and increasing buying power.5.

A large tree fell during the storm last week and took the stairs out so the tenant has no way to access the unit until we can fix the power lines and remove the tree which we're working on.

There is no cash flow involved with a personal residence not being used for business purposes.Avoiding leverage on RE involving cash flow negates the power of using OPM, other people s money.

I would pull the 500K, to then monetize through yielded interest bearing markets, then pledge those yields to acquire the purchase power for the planned various down payments  

You may find it useful to seek an unofficial preliminary meeting with the local powers-that-be to get a read on how much resistance there's likely to be with your development, as well as getting an early read on things they'll "suggest" to make necessary approvals more likely.

BP has various tools to help you analyze your deals (rentals, flips, wholesale, etc). : https://www.biggerpockets.com/investment-calculators7.

Does your family member leverage a dynamic pricing tool like PriceLabs?