Every lender has different criteria when it comes to seasoning periods, LTV limits, and DSCR requirements, so knowing those details upfront can help you structure your deals more effectively.Looking forward to seeing how your BRRRR journey unfolds.

Then I find out a week ago they sold the property at a loss, ALL my capital is gone, and Ken McElroy goes on his merry way making youtube videos about how much money he is making. 

These folks do not need to be licensed but there are limits on what they can and can't do, and they have to be salaried employees of the owner or report to a licensed property manager.

Augustine city limits?

Examples could include but are not limited to installing new/ improving driveways, clearing overgrown trails/ build sites, demolishing abandoned buildings, property cleanup, extending or having utilities pre-approved, etc.

When it comes to the 203k, just make sure you have a contractor start date scheduled, and be sure to contact your consultant (if you have one and its not a 203k limited) to get the first draw scheduled. 

I don’t think you have a loss here. 

My basic underwriting making some standard assumptions on HOA expenses, 20% down, 7% interest rate, 30 year mortgage, utilities, supplies, and maintenance costs shows a loss of about $22k per year if you are self managing.

It outlines profit and losses from rental real estate.

Its great that you have saved some money and have a desire but investing involves a risk of loss.