On paper, it looked brilliant..cheap money, quick turnaround, and a profit projection that made his eyes light up.It taught me that the real risk isn’t just the cost of capital, it’s the predictabilty of your exit strategy.

There is a company names Hemlane that offers that "light PM" service that may be interesting for you instead of a full blow PM company that may cost 7-10% of revenues.

There is some additional information that wasn't mentioned in your post above which sheds a different light on the situation.  1.

All of the above and there are many discussions and mathematical gymnastics that are in these forums that prove it works and doesnt work in both ways...consider a first position heloc if you want to utilize velocity banking concepts for mortgage purposes.I got one with CMG mortgage (they call it the All in One Loan) and it put me in positive light. 

Ask your contractor to walk the property with you if they're available during the showing, or at least send them the photos and information that you received from the wholesaler to get their opinion.In Pittsburgh a light or cosmetic renovation is about $20k, medium is $50k, and a full gut is $100k.

Fire pit with string lights is very popular.

However, hearing your perspective helps me see it in a new light.

This provides an excellent opportunity to purchase properties, make light renovations to increase both rental income and property value, and optimize cash flow.

Can I get them to come down in price or get them to install motion lights / fake cameras? 

Required again as of 12/23/24 Appeals Court:"In light of a December 23, 2024, federal Court of Appeals decision, reporting companies, except as indicated below, are once again required to file beneficial ownership information with FinCEN.