Even after paying for a years of insurance, phase one environmental, appraisal and so on...we ended up only having $2100 total out of pocket to close it.

Do interest only during construction and part of the rent up phase, otherwise you have to personally cover P/I with no or little rental income for a phase. 

I have always been told to weight equity over cashflow, especially when early in the game or in the building phase.

Currently in the home search phase.

I am located in the Atlanta GA market and really wanting to buy my first property to house hack so I can get out of the renting phase and start to live for free by having someone else pay my mortgage. 

i am in the research phase on investing in a rental single or duplex, have 76k total for a down payment + closing cost etc.i am aiming for 8% cocr after all cost, i don't know the market as i am in north jersey and looking for a primary duplex here.here is what i am aiming for 5% capex 5% repairs 8% vacancy 10% PM, purchase price 325k max with financing 20 to 25% down turn key.would like an experienced investor/agent with many rentals for help and suggestions on whats a good investments.

whats  purpose does the phase serve? 

Purchased for $285,000All-In Final Costs: $375,000TOTAL: $660,000Current Value (Phase 1 Complete 12/2021): $710,000 ARV $1,200,000 based on a 5% CAP Rate.We are currently looking to refinance $700,000 (58% of ARV) to cover Phase 2 and a very modest profit.

Purchased for $285,000All-In Final Costs Phases 1 AND 2: $375,000TOTAL: $660,000 Est ARV = $1.2 Million @ 5% CAP What was the outcome?

I am currently in the education phase of wholesaling so still have a lot to learn.