@Brooke Carlton I found a potential solution to this problem!

Combine those factors and start thinking of nightmare scenarios, because they are very real and you must be proactive in policing against there potential to occur. 

Your project sounds like a good deal to inquire upfront and potentially work with them to automate your operations.I wish you the best.

Hard money typically refers to a company that has it's own underwriting guidelines, rates (9% - 15%), costs, draw process ect.

Another good thing about that is that you can do a cost segregation study based on the percentage of the house that is being rented to your house mates.

Especially for the cost.

They do an inspection, look for potential costs with repairs and produce a final report.

Effectively good egg is simply a P.O. box that takes a Commission out of your hard earned/saved money, in return, for purportedly providing due diligence to vet the potential projects and sponsors, on your behalf.

For these, costs tend to double across the board, especially for older buildings.

Variable cost and CapEx are where I see most investors make errors on their Pro Forma.