It tells me you really do want advice and likely want to commit and make a move. 100% need to get spending and credit card debt under control before there's even a thought about purchasing property. 

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.

Put controls in place so that your rehab team can't hit you with a surprise bill, or misappropriate funds.

I'm not demeaning your position, I'm merely seeking an avenue in creating a fixed cost scenario while also having total control on how my tenants are handled. 

Slow methodical precise detached from the outcome.3.

It becomes your "control" to compare against.

This is not true real estate investing - you're investing in an investment promoter who may eventually invest some of what you send him into real estate but you'll have zero control over the investment once you send off the funds.

Nothing inherently wrong with either, but something to be clear on before investing money, since the controllable successes or failures of a property are going to come down to who is actually putting the deal together and who is running it.I would also be certain how the capital is flowing from deal, through primary sponsor, and down to you, the Spark Rental investor.  

Ultimately, the buyers agents Broker is the one that will have to approve and sign the form and to some extent, may be out of the agents control to negotiate too low.I hope this helps clear it up a bit. 

Not sure what rent control is in place where you are, but you can also use the opportunity to get the rent up to market value.