It should go without saying, but I do understand when you're new to real estate expectations can be out of line with reality --- if you finance 100% of a deal you will not see any money out of the deal for many years and will be putting money in for many years.

Just curious.If you are going to pay a PM, just be aware that you might not make any money on it.I just use a spreadsheet.

So does anyone have any guidance and ideas or know any banks that do rehab loans were all the money including labor is upfront and then we pay a monthly?

@Andrew Drasch As an entrepreneurial CPA, I believe that mastering your craft is essential, and that investing money strategically leads to greater financial success.

(cost of buy-down in dollars / monthly savings vs the free loan = # of months it would take to recoup the money spent). will you keep the LOAN at least that long?

Rents started to come down and I had to leave a lot more money in projects that I was in the middle of.  

So if they can get guaranteed 5% interest in an account they can get their money out of at any time they’ll want 8-10-12%. 

Instead they go about it a** backwards and add more red tape and more complications costing the city and it's residents more money

You have zero control over the stock market, whereas when you do private lending, you have significantly higher control and contractually guaranteed return on your money.

Combination of own capital, hard/private money lenders, partnerships and raising outside capital.How do you add value to these deals?