You are not even scooping your initial investment so your cash on cash return is negative.

I wasn’t trying to be long winded, with too much detail, in my initial post but I actually did this method on a fix and flip.

I initially got a variable loan.

The initial online material is $97 and the 3-day certification is $1,495 (after $1,000 discount), all which will be reimbursed with first few deals. 

Same day auctions of course are not going to be possible for a lender to lend on the initial purchase but you can often get the same hard money purchase terms right after closing if you're able to buy in cash

Not a ton of value-add opportunity, more of a core+ investment in a very small market I'm familiar with - my initial analysis is yielding a 14% IRR & 1.28 EM, so I'm not sure of the attractiveness to investors.

I currently have a bank account dedicated to my first property which I hold in an LLC, and I'm planning on paying out of pocket for the start-up costs initially but I wasn't sure if creating new savings accounts under my first LLC's Bank constitutes a comingling.

Real numbers- purchase 907k,rehab , closing costs, soft costs, 840k, all in 1.747 mil, basis for each unit should be roughly 291kappraisal of each unit minimum 400k , so 2.4 mil if for all 6.I might refi only 4 out of 6, that will cover initial loan amount.

"Which initially I was expecting to pay for nothing.

The initial poster was pretty nasty and making a lot of inferences.