So the turnkey company has made 50k on their flip without needing to pay realtor fees of 6%.

Co-Living, when done properly, should be less work per lease than LTR. 

My goal is to ensure that I hit the 1% rental return per month.

They charge us $250 per "push".

There are lenders out there spending a ton on advertising with an army of correspondent's funneling them loans and many can very well be one and done borrowers because the loan servicing/construction admin is lousy. 

@Bonnie Low - it's important to know what services you're paying for.

And about a handful of messages in the app per day. 

We don't allow any "deal-making" in the forums, which includes advertising your services or properties, looking for partners, etc.

I was considering having a lawyer draw up a baseline loan doc and make tweaks to it on a per loan basis.

It's much more affordable (you can get the $100 annual version instead of $300 per month like Appfolio).