If a significant portion of low income laborers were to be deported, both the cost and availability for pouring new concrete would become stressed.

Explore the possibility of seller financing, where the seller provides financing for a portion of the purchase price.

Section 8 Considerations: Opting for Section 8 tenants can be a stable source of income, as a portion of the rent is guaranteed by the government.

Also, if it's a one-time bonus, you may want to push only a portion to next year if that minimizes the total taxes you pay over the two years based on your expected tax brackets.

If the purchase price is 70% of the home's final sale price, what portion of the additional 30% is the $ spent on the flip and what portion is the average net gain?

They are all in decent areas.I like the program.They pay all or a large portion of the rent.The tenants take care of my houses and stay a long time. can i contact you John to get some advice on investing in MD for sec 8? 

Quote from @Bruce Schussler: A lot of Podcasts and Youtuber's say to cash-out refinance to keep rents balanced with payment; (PITI) then use those funds strategically to re-invest either in more real estate or just put into a high interest bearing account or money market account...Here's some of my thoughts and comparisons;Cash-out refinance with new loan so rents balance with payment:- The cash-out refinance is 100% tax free- The funds can be put into a money-market account off-setting a portion of the interest charge of loan- The loan balance gets eventually destroyed by inflation- The liquid cash eventually gets destroyed by inflation - The interest on the new loan can be deducted from the rent income- The refinance costs are 3-4% of the total- There is less equity in the property and LLC that can be attached in case of a lawsuit- The break-even on cash-out refinance with current interest costs on the new loan is around 12 years Vs.Paid-off property with positive cash flow:- The positive rent income is 100% taxable minus only depreciation and property tax- There is more equity in the property and LLC that can be attached with a lawsuit- The break even is not until after 12 years at today's interest rates- There is a rate risk in today's inflationary environment where interest rates on bonds keep rising*It appears to me that the cash-out refi is in the best interest for a property investor; (Dave Ramsey would strongly disagree!)

Ok all the more disheartening that the first company you run into is Morris... its one thing to be able to invest this kind of money and shrug it off but when its a good portion or most of your liquidity then that just erks the ever living heck out of me.. ( edited for family audiences)  its simply does not have to be this way,  We all have bummers yours truly included. 

An STR that is poorly managed may leave the PM without his or her portion of the income, but it may set up the owner to lose the property if that cash flow was needed to pay the mortgage.

In my mind it makes more sense to be managing the project to keep it moving along, while doing a portion of the work myself to keep costs down.