you can just manipulate them with %.  

You are truly a wonderful person @Caleb HeimsothI have the same sized heart as my tenants.When a tenant say "My rent is late because..." it is an attempt to manipulate you into not assessing a late fee.

I'm located in Tempe, Arizona .

The bullet heaters can really dry the house out and cause shrinkage in existing drywall and caulking leaving lots of cracks and gaps.... and possibly warping, checking, splitting of wood products Whatever you do I’d make sure the on-site GC can monitor the temp/humidity in the house to mitigate any issues moving forward.

Every now and then something may pop up in Tempe or Chandler, but you probably have to move quickly to get it under contract.I know a few places that should be able to help you out on the equity loan.

Don't train your tenants to get credits from you and don't let them manipulate you into something.

Understanding all the different loan options and how to manipulate them to the best benefit is defiantly something I need to understand better.

I built out a simple model (you can do the same after one quick Excel formula YouTube video).It's important to note that IRR can also be very misleading as it's very easy to manipulate, so it cannot be your end all be all metric.   

Next I’m going to use equity from properties I own as a down payment .In the end I used all my own money but was able to manipulate it so much less actual cash came out of my bank account.

@Jason Wolven I used rocket lawyer to write up a basic lending contract where I could manipulate the terms from person to person