So we can blame Will for this stress inducing piece of art.At the end of the day, the main things to keep in mind are Cash ROI (also called Cash on Cash Return) and Total ROI.

When starting out, and I mean starting out. I’m fresh out of school, opportunity cost is very apparent and seems to be a looming cost. It’s hard what to say is my best opportunity is because I want to do everything, ...

Contracts formed for an illegal purpose aren't just "voidable", they're automatically void.That means that you don't have a leg to stand on in court and that you can even be sued for "fraud in the inducement" (you didn't have both the means (money) and the intent to close on the property). 

Are you talking about GCs who can bid for a whole/part of a project, or do you go to the granular level and get 5 sources for each material/component type before inducing bidding competition (i.e. 5 drywall teams, 5 painting services, etc)? 

Even if the fund are in your account for 6 months they are still borrowed and if you answer that they are not you are misrepresenting a material fact in order to induce a lender to give you a loan, which is mortgage fraud.

A pandemic-induced acceleration in the purchase of second homes.All of this creates a perfect storm, where long-term pressures are joined by short-term ones to push the prices of houses higher at an unusually rapid pace, easily overwhelming the downward pressures that come from increased local unemployment during the pandemic. 

That opens you up to a charge of "Fraud in the Inducement". https://legal-dictionary.thefr...You asked about hard money, so I'm hoping you don't mean that you want to do conventional wholesaling, described above. 

My version of the answer: any number that would make it DSCR 1.05 or above.It doesn't matter if down is 25% or 40%.My bank would force me to use 25% anyway, and I know after all cost, I could only make DSCR 1.05 when downpayment is 40% in certain location.I personally hoping for Fannie mae to raise this down for investment property so less speculation is induced from this activity LOL

Yeah, definitely don't sign a contract saying you have the intent and ability to buy a property if you have neither because that would be inducing the seller to enter into an agreement under false pretenses/ "fraud in the inducement" (misleading the other party as to the facts upon which he/she will base his/her decision).  

One of my mentors, Jason Hartman, has coined the phrase "inflation induced debt destruction," as one of the main pillars of real estate investing.