@Adam ZbiciakI've been pricing these in the high 8's and low to mid 9's for most scenarios, similar to as you've described here.If you have a larger loan, stabilized with good cash flows, strong experience with 9+ properties, and strong liquidity, I've quoted these in the 5's (at par) at 55-60LTV with a Family Office I work with. 

Your HOA will likely keep increasing and because of the excessive heat, roofs get replaced more than in other areas and if the HOA is not super liquid, that will come back to you in the form of an assessment.

A young guy I know bought a cute vintage camper, sprayed it black, cut a window in the side and built it out as a mobile coffee shop, which is now parked outside of events and staffed with college girls.

Assess your liquid savings (cash, short-term investments) and allocate a safe portion for your real estate investment.

However, some investors don't mind this strategy if they prefer not to put a lot of liquid in up front and plan to refi out within a few years of closing (which seems to be a great option with the talks of the FED reducing interest rates into 2025).It really comes down to investing in a growing market, in a good neighborhood & building a great team to support you.

Portfolio lenders or private financing (HARD MONEY) also works well for the BRRR strategy, but does require more liquid cash.

Just the basics, little shampoo, conditioner, soap and lotion bottles in each bathroom, salt, pepper, cooking spray, coffee grounds, etc..

The best thing to do would be to consult an attorney, but likely, that is not an option for everyone starting out.I'm not an attorney, and this is not legal advice, but some of the information that we include in our contracts is:- A clear scope of work - Payment schedule / Milestones- Change order approval process- Allowances for finished materials- Reasons to terminate the contract- Expectations for start date (X amount of time after final plans /permits are received or X amount of time after the contract is executed)- General schedule and timeline (This is where you could specify an end date - however it may be better use incentives rather than liquidated damage if your general contractor is late - we've done both, but found General Contractors respond better to getting something if they get done early instead of being punished for being late. 

Some Lenders do take issue with "gift funds" or other liquidity provided by partners who are not on the Operating Agreement.

He probably does not like real estate or alts either for the same reason, but annuities are just easier to jab at and are more liquid.