I would also ask all contractors about how their draw process works (red flag is: 1/3 up front, 1/3 at half way, and 1/3 at completion.  

If a buyer is coming down with a high-down payment and quickly making a large deposit into escrow fighting tooth and nail about proof of funds may be a red herring.Credibility is also a factor here.

This is a huge red flag. 

Check out Red Stick REIA, Westbank Real Estate Investors, Northshore REIA and NOREIA.

Right now we're in the red, which we figured.

Two - In my due diligence, it looks like the only real option to make this unit legal is a special permit and variance, therefore, causing me to update the whole building with sprinklers, fire alarm, and meeting stretch code (certainly not enough meat on the bone for this route).  

If you're looking to scale quickly with lower down payments, I completely agre that house hacking is the way to get started— it worked well for me. At

You've burnt up any potential of redemption with me at this point BECAUSE of your responses to all this. i was so hopeful you'd simply explain things.

The hourly wage Id earn on that after paying expenses and taxes would put me at half the median income for my metro area.

Rose needs to be red.