In other words, how much will rent increase by spending money on repairs? 

But, they are very popular gurus and are making a lot of money teaching their "classes" and groups.

Take the money you would be spending on filing and additional costs and put it toward an umbrella policy.

The money is in the pad rental.  

I strongly recommend against people buying real estate with zero money.

Your nightly rate will be influenced by proximity to the beach, interior design and amenities (ex game options, fire pit, pool, etc).

The fees for a refinance / cashout would be ridiculous compared to the amount of money you're seeking.

Would like to make at least 60k per build with intial list price at 399,9k that can fall to 360k and still make money after closing cost and realtor fees. 

I tied up $65k of my investment money for 3 years and sold a property after a judgement for a 5.8% return.

While sophistication of your equity partners (private money lenders) will vary between residential and commercial, the principle of raising private capital is the same.You need to develop your own system which allows a constant stream of PML even when you don't need the funds and/or don't have an active deal under contract.For example; I raise private capital by offering free educational workshops for people with self-directed IRAs.