I'd love to utilize their expertise when assessing a property since they are local but I'm not sure what the general expectation is when I don't have a tangible property and I have not entered into contract to work with them yet.Some questions I have are: local regulations/permitting timeline, property's potential from their perspective, landscaping/amenities cost estimate (they also help facilitate this).

But there becomes a point where, hopefully we all get to, money is flowing in far faster and needs to be invested quicker than a multi-year due diligence period can really sustain.  

I’m trying to utilize 1% rule and it’s tough with current market 

Also having a higher proportion of revenue generated through the residential component of the building does make financing easier. (3) The exception to the 80% rule I abide by is when the commercial space is leased to a credit tenant with a proven & sustainable business  or where the space presents the opportunity to attract a neighborhood amenity F&B operator (this is most beneficial in instances where you have a larger localized portfolio where these commercial tenants can positively impact the value of your overall residential portfolio).

Vacancy: 3 weeks every 2 years + utilities Make ready expenses: from $1000 to $5000 depending on house needs  

So you would spend around $25-$30k a month (this was 15 years ago) on police details and require union gate and non union gate if you had non union workforce as well.In DC area, the utility providers are a huge challenge, whether getting permanent power, or water/sewer service etc - good luck.

There is always a "rain delay" or "the foremans truck didn't start" or "We called in the stake out, but they didn't do it yet" (Sorry they are big on stake outs and I have never had the towns/utilities be off when requested on time).

I hope that PPR can really use our fund to make a lot more money than the 12% given back to us, so they can sustain forever.   

Not including land or utilities.  

Financial freedom goes beyond simply replacing your current income—it's about sustaining your lifestyle for life.