Took out a bit more debt than I should have because my rev projections were a bit too high (at least for year 1). 

More than half of gripstrip/glue down failures happen after install where no roller was used at the end of the project.6) Improper spacing around obstructions - you can't install this without the manufacturer recommended gap. 

Builders and institutional investors have responded with a number of build-to-lease projections throughout the area. 

what is the best way to fund renovations on a flip project (other than cash)hard money lender, line of credits, credit cards?

If sales prices in the local real estate market are increasing, as they are now in much of the country, there is less risk in taking on a project like this. 

2) Am I right in understanding that you can qualify a project by setting aside 20% of the units to be rented to people earning less than 50% of the AMI? 

I don't think appreciation gets that strong and I think your vacancies & maintenance will hurt you harder than projects.

I am not saying all smaller syndications are good places to park your money, and all larger syndications are bad but the smaller syndications who are in pursuit of the smaller checks are doing so because they are the only viable check writer for their projects, not the preferred check writer.

Learning to manage the rehab project, scope of work, contractors, etc etc.

Two of my rentals have some leaking from the ceiling in the rooms and don't see much actual damages on the roof itself.