The issue is if I am using hard money and paying very high-interest rates on rehabs that should be finished in 2-3 months and forced to carry that high money for another 9+ months that is bad.

The private money is actually from a relative and I am using their Heloc that they do not touch.

The only thing I am using a local attorney for is my LLC operating agreement, which shouldn't be one of those "stock" agreements you see online for free or $29.

Though our maintenance and vacancy rates are as stated above, I am using a 5% rate for both just to show how good our returns would be even with higher expenses.

I am not trying to be lazy, it is just the lingo I am used to, and have a habit of using, without thinking.  

I hope to get it stabilized over the months coming, find some efficiencies and really nail down the numbers.As for property mgmt, I am using Berkshire Hathaway Home Services.  

I mentioned in my previous comment to Jason that I am using an FHA loan and understand some of the setbacks by using it but am still pretty excited to go down this path.

I am using the data I found for a property flipped in my neighborhood that sold a month and a half ago. 

Be weary of comps in this market, I am using 2020 data and under contracts. 

I am using his services as an assistant, so I have not hired a "company."