That is awesome, but also why you have negative cash flow.I think you are using OPM in the wrong context here.

Reason being, if something goes wrong, the PM is covered (and so are you) by the plumber's insurance and license.Apparently, this is around the same price other people around the US are paying. 

I could be wrong on that too.  

Now I’m sure the owners of Bigger Pockets are glad that you would say that, but in reality, Bigger Pockets is full up with strangers, and there are very few posters that do not have something to gain by posting.If something goes wrong in your life, don’t expect a lot of help even from a paid mentor.

who do you call if the guest checks in and something is wrong?

And yes, over leveraging a Subto and using "gator" lenders is not only bad practice, but it's going to lead to law suits.He is wrong on so many levels that I have posted extensively on it and it gets boring.

You seem to think because you got away with doing something wrong and didn't get fired that its all ok.

Price below $X, lot size, location, then look at the oldest first- more flexible on price, also something is wrong with it.  

There's nothing wrong with that, and it's not too early. 

Quote from @Leslie Chukwuleta: You arent wrong on the Equity drop.