Next question.... will you self-manage it, or turn it over to a professional management company, or some type of hybrid? 

Plus  2 years free property management.

I have 1000 sqft so $250k.if I have no GC and manage all the subcontractors I will not have a Rolodex so have to find subcontractors and I’m sure there are a million other complexities.

Heck it's so good I could manage a loss for a few months but I really think the cash on cash return will be 10% + first year and 20%+ 2nd year. 

We play matchmaker, put our clients first in all arenas, and also manage.

I also have not had (Knock on wood) too much time spent on managing the properties and keeping them rented to long term tenants.

If you are managing this yourself, you are off to a great start.

I’ve done a couple of fix-and-flip projects in the past using a hard money lender (HML), which has its pros and cons.I’m currently looking at a couple more properties and trying to decide if I should go with an HML again or explore other financing options.

We got out of condo conversions couldn't really sell any of them and transitioned to ground up development of single family homes and three story walkup triplexes on a build to rent model which is much easier for us to manage and our exit isn't a sale it's just a refinance. 

I have attached a photo of my original property taxes along with the new projected property taxes.