The latest timeline given to me for one of the properties is Mar 2023, but the other property has not even broken ground yet.  

In summer, the electric is higher, but the gas is lower so it pretty much evens out over the year.

I really commend you on getting started and executing your plan even when the project turned to be something larger than you anticipated.

However, the units I see myself living in all barely break even on cashflow.

i say that not to discourage you, but so that you have a realistic picture of what to expect.as @Travis Timmons alluded to, you need to be in a strong financial position to even think about starting to invest. 

Before you even address your original question.  

Even on conventional renovation loans, most lenders and borrowers still use Certified 203k Contractors b/c the guidelines/timelines/rules/processes are almost identical. 

Even if you're the GC not swinging the hammer, you need a license.

Even then, it's tough because that property is out there for the world to see. 

Compare this to other hard money lenders to ensure you’re getting a competitive deal.Reputation: Before working with any lender, it’s crucial to check reviews, reach out to other investors who’ve used them, and potentially even meet with them in person.Experience with BRRRR: If possible, find out if they have experience funding BRRRR projects specifically.