At Movement, we call it "Upfront Underwriting" and a few lenders have something similar.

"The profit is not a return on your investment (loan) as it is earnings from labor and construction fees."6% is the interest received on the loan, however you are missing the $125k recieved for a $90k investment.In an IRR calc it is all cash movements... 90k out, 1k in per week (return of capital invested + interest + additional capital from buyer).

Some of the best rates, products and programs are coming out of non-bank lenders like Movement Mortgage.Ask some Realtors you know in the area you're trying to buy who the best lenders are and then interview 3 or 4 of them. 

Insurance being $125/mo more than expected is about $25k in purchase price worth of DTI movement.

Just keeping a good record of the cash movements is fine.

They cost 2 to 3K for movement and instillation.

Compare that to buying a stake in Tesla, and Elon decides to tweet about "420" and tanks his stock, or any other corporation that can have accounting fits any given year and your get massive stock movements.  

I will call them out again before next year to do the same just to take care of any further movement.

I thought the BiggerPockets team would be a good way to get exposed to real-life local investors that I could network with and gather real time movement in my market.

By the end of the first month we kind of had a fedex thing going. you dropped off your listing at a print shop we made a deal with and the next morning someone from your office would go there and get a copy of all the previous days listings if you were in the movement.