I'm exploring options and this seems like a good way for me to purchase the next deal but I'm treading lightly as using unsecure loans sounds pretty risky and of course I need to consider ALL things including their terms, market conditions, capital on hand (about 30k to invest) and my strategy which is to BRRR. 

Taking out debt for 2M is not something I can take lightly. are there any other possible options that I’m overlooking?

This could be done by yourself if you're lightly handy. 

Great information, I image you are trying to buy within metro areas, probably light industrial zoning I would imagine.

As for the lighting there are a lot of really great new options for LED fixtures that you might want to look into for the kitchen and bathroom.

He says he makes $8000 dollars every month- I am thinking he is including his own payroll.If he was passive, he would have to put money to keep the lights on?................

I've already been counseled about investing out of state.New Western will send you comps that are not matches & provide you with estimated rehab budgets that are really light and not realistic.

Put carpeting on any indoor stairwells.

This is the simplest method, but it also means your tenants are more likely to abuse the utilities by leaving windows open with the heat or A/C running, leaving lights on, ignoring the toilet that constantly flushes on its own, etc.3.

All this spending and lack of income for many counties is starting to shed its light now and people are going to have significant sticker shock.