@Dillon Clark-don't pay extra down on your mortgage-don't use a HELOC-save up as much as you can-hope this helps

Open to suggestions.Little about me I have a relatively higher paying public service job.

Plan is I have a dcsr loan and then I have a investor that's going to pay for the remodel and then I will refinance.

This is where it pays to consult with a real estate attorney.

We all know they won't ever pay.

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is expected to be higher, you may consider an umbrella insurance policy.

So the turnkey company has made 50k on their flip without needing to pay realtor fees of 6%.

I am thinking construction loan, but how to pay for it while the construction is going on is a different story.   

Or does it have to based off a straight paying tenant?

:)As for LTR rental terms, usually we sign a 1 year lease where tenants are expected to pay Electric and Gas if applicable, while the owner typically pays water/sewer/trash with the city.