My wife and I would love to get our hands on a duplex but have only been able to get our hands on SFH due the elevated cost in Austin.

If your property is found to have a child living in it with elevated lead levels you will be required to remediate and get a lead clearance from an inspector.

I don't get the beef with HOA cutting into profits unless you're talking about a high rise where they can be $500-1000+ because they're paying for door men, and elevators, and a huge amount for capex, high end amenities, etc.  

Goal/ Elevator Pitch: Establish a non-profit organization (The Good Neighbor Association, GNA for short) that creates a community of Resident Neighbor Associates (RNAs) , that work together to ensure a minimum standard of living and home maintenance.

Its not great but its not bad either)I had to bring 35,500 to the table (25% down payment plus closing)I spent $9,300 on rehab and a additional $1K on inspections and flood elevation survey to get the flood insurance downI have no holding cost because there is currently a tenant in the front which is floating my mortgage and insurancesTotal out of pocket for the entire project is roughly $46,000.I will be refinacning into a 30 year commercial loan with 20% down, so if the ARV comes back at 165K like its expected to I will get a check for 132K.

Have an "elevator pitch."

Generally, the nicer properties are at the higher elevations, with some exceptions.

For Commercial retail/office spaces our practice has been to get preliminary site plans approved by the city, make nice building elevation CAD pictures, create brochures/flyers and market them aggressively.

Can anyone share with me their elevator pitch for a private money lender.

Usually 2 stores requires an elevator.