Interest rates and cap rates change, competition changes, your PM ends up being horrible, lots of variables.Just to throw you a monkey wrench, in your killer spreadsheet does it include the credit score, income, and employer of every resident? 

You definitely want to use a thorough screening method like rentprep.com that gets their income, credit, background check, and call at least 3 references (make sure to verify them by address/job and then their name).  

. :)  these are not credit score loans ( I mean I have a credit score) but thats just a formality its all about capital and relationships with your bankers and deposit relationships thats key as well.Yes your relationships with sub contractors will be a huge factor in profitability, both direct and indirect. 

Once you start processing the credit/criminal, the money is spent, and you can't get it back.

This is the max it seems most "A" lenders will loan too, I might get 50% from a credit union but that still probably not help in the short term.How do people keep going?

You said "100% of our funds were investors" then "my capital came from bank Lines of credit NO investors", so wondered exactly how much of the 100% was replaced. 

So many hidden fee's and the quality of the construction is terrible, you'll be lucky to see a ROI.

Rate will be highly dependent on loan size, credit score, LTV, location, and property type, as well as a few other factors.

@Randall AlanRandy,I have roughly 1+m of funds, that includes open lines of credit.

But without the experience, knowledge and capital (actually CREDIT CAPACITY) I accumulated the prior 2 + years, this transaction would not have been possible.