We all have different motivations and objectives, hence I don't like to give advice, especially unsolicited advice.As to the occupancy guarantee, what I meant is that a guarantee is as good as its issuer.

As long as it will pass an appraisal and not be "Subject to" major issues you can get a renovation or personal loan for work.Unless you are cash fluid and can add some cash back into the property and then pull back out on the ARV refinance.

“They kind of tend to use the term on the assumption that everybody already knew what it meant.”'

The actual cash purchases that are meant to be held with no leverage long term is significantly less than those purchased “all cash”.  

However us though self employed meant commission income all my life.

Your post implied, whether you meant to or not, that builds don't take more than 60 days.  

Classes are not meant for Properties.  

I can't tell if you meant you bring in 2,450 total or per unit.

Whatever that meant.

With no disrepect meant, it's clear you believe you're smarter than the generations of investors before you and you have figured out the secret sauce to buying at retail, having little cash flow, but still making it a great real estate deal.