What I've found is that it offers too many configurations and if the user isn't aware of what the outcomes are, it can actually make them loose more money faster.

If you have the money set aside I would swallow the pill now.

But if you have to jump through hoops or spend a significant amount of money to put it in might not be worth it. 

Typically, the initial upfront for the rehab is either cash or a high interest loan (hard money or private). 

Earnest Money DepositAnd if you want to cover all your bases, you can also consider saving for an earnest money deposit (EMD).

I have used owner finance and hard money mostly to build my portfolio but need some institutional refi in the future.I'm also thinking about how this affects taxes, insurance.Thanks in advance for sharing your opinions!

Or US govt giving money to Iran.  

It does take numbers to make money.  

I started with no money 30 months ago with a 4 unit deal.

However to save money when she had the house built, she left the basement unfinished--it is just studs, insulation, and windows/doors, plus plumbing in the foundation.