A second mortgage or HELOC might allow you to unlock some funds without losing the 3.25% rate.- I recommend avoiding condos. 

If you were only going to net 10k and the fees male you a lose then it was never a good deal.If you keep project costs less than 72.5% of the ARV then no lending can screw you. 

I’ve watched investors lose momentum by sticking to a single city’s slower regulations when a neighboring municipality was more open to new builds.

Sometimes we see large amount of equity in a primary residence that can be borrowed against, even in 2nd position if it has a great rate that you don't want to lose.  

If you raise 5% and lose a month you will have a net loss.

The problem with that is that now you're no longer tracking what you've paid to actual vendors, so you lose the ability to issue 1099's and know what you've paid who at the end of the year.  

You'll be competing on price with owner occupants who are not running the arithmetic like an investor, so you'll often end up overpaying and losing out on any potential cashflow.I'm also 25, and it's great to see other young guys getting started and building wealth. 

It can be done and people do it, but to start out not knowing what is necessary will very probably cause you to lose money, to say the least.

@Rafael Ramos All your goals contradict each other:(1) Cashflow: buy Class C & D properties2) Appreciation: buy Class A & B properties3) Low Crime: buy Class A & B properties4) Why would you want your investments to lose money to lower your taxes?

Have you ever heard of a Landlord being sued by a Tenant and losing property?