I always just used a spreadsheet.I am a bit concerned about two comments. 

So now I am stuck as I am not able to recover the money already spent to continue the project and I am concerned that not only this project is going to cost more morning but also my profit margin is shrinking as more time passes by to pull permits and now a can of worms has been opened not sure where to go from here.

If he is only having hard money for a few months the delta between 7 and 10-12% is not that much.There are many other reasons, but those two I see are the most common I agree on the speed, but if a conventional lender is taking 60-90 days on a 1-4 unit deal, I would have some concerns on what exactly they are doing.

As far as the dates are concerned that is when the opportunity to invest stops.

Quote from @Regina Blake: Hi, yes Ohio is a great place to invest in real estate and if you have any questions or concerns.

So as far as I am concerned, I can only speak to the rehab part, it is a little off or light, also it may be that I come from commercial/government construction sector, so that might affect my opinion.

For the Bigger Pockets community reading this, I’ve included screenshots here of my conversations with the team which highlights my concerns and provides some context.

Because water was provided by the municipality, the past due water bills were later transferred to my tax bill account with accompanying penalties as I didn't learn about it till months after they moved.

I am somewhat concerned about the current housing market.

Exchange of IDEAS concerning notes, creative financing, creative exchanging, wealth building, etc.2.