For example, with 5% inflation, a $100 basket of goods today will cost $162 in ten years.

You have to put 5% down vs 3.5% down, rates are usually higher, but if you have strong credit, your PMI cost can be cheaper than that of FHA loans. 

At the end of the day; you need more money to do something like this.MAX LTV on new builds is 80% LTC, Meaning if the build is $550,000 and Land is XAdd ($550,000 + x ) * .8 = LOAN AMOUNTYou would need to come in with MINIMUM 20% of the cost in addition to closing costs and reserves, $80,000 is not going to cut it for this project.

Variable cost and CapEx are where I see most investors make errors on their Pro Forma.  

Renovations can cost more than you expect, add 10% to your overall number.

Hard money typically refers to a company that has it's own underwriting guidelines, rates (9% - 15%), costs, draw process ect.

No free weeks, no reduced deposit, etc.

FYI, most of my CFO clients borrow from HMLs that will lend up to 100% of their rehab costs. 

The cons, if the borrower doesn't pay on time or completely welshes on it then there's that oportunity cost. 

Outsource tasks like admin work or cold calling to virtual assistants (VAs) to free up your time for more important tasks.3.