Thank you for pointing me in the right direction.I'm not against financing, I just thought it may be a little safer to borrow from friends and family for my first project since we could set more generous terms that give me some padding for when things don't go exactly to plan or on timeline.

3.7MM capex, remodeling inside units, pool area, new gym, package lockers, fix and paint all exterior, resurface parking, pad cover parking, EV charging, solar.

@Gil Segev - the reason you really need to make sure a rental cashflows from day 1 is not so much the money you make off it each month but the padding it provides. 

Just some ignorant people out there that really have no respect for how hard we work and just assume every lawyer pads their billing and does worthless work. 

For the average 80k BP'er to be really happen in 10-12 years, you're going to want 7-10 paid off houses + another source of income(equivalent to 2-3 houses net cash flow) eliminate all debt, and have a low cost of living.I think everyone just needs to pump the brakes on the quitting the W2 though, cause you're not going to find a more helpful resource for retirement benefits + medical benefits.

Contractor orders materials, send you the quote, you review to make sure they aren't padding it for materials for other jobs, and then you call and arrange payment with the supply house.Yes, this arrangement won't be accepted by 50%+ of contractors, but you are already experiencing the alternative!

I recommend the launch pad method.

Mobile home park 50 pads... is there a difference between a residential home and a large deal like this contract wise?

We get the most hits off of Zillow, Trulia, and Hot Pads.  

It also showed me how much contractors pad their schedules and their budgets!