For sure 2017 has not been a banner year for private companies with valuations being very tough to justify.

That helps float a lot of the costs.

Good floating floor vinyl products too.

Nathan:You're not insulting anyone, but perhaps I was not clear in my explanation above.Our CAPEx set-aside floats between $10K - $15K per year ... so, in short-order you can accumulate the better part of $100K in the reserve account. 

So many of these studio or 1 bd places it's not like they can get roomamates to float the mortgage. 

The floating click LVP is the best option in my opinion.

Has new roof (2018), walls are dry walled but needs taping and float.

I'm currently floating a free $20k which I applied to my line of equity to save me 5% APR on that $20k. 

Additional labor costs should be expected for any set up like cement floating or installation of hardi backer (cement board, etc) as well as additional labor costs for intricate layouts or details like metal edging or bull nosing stone. 

So zero syndications. however I think your risk profile is decent if you invest in a 6 month flip with someone passively, that kind of thing. remember, these lines of credits get amortized if you're not able to pay it back, so what you need to do to calculate your risk is make sure you have the cash flow or income to float payments if all goes to heck.