The key is ensuring that even with a slight deviation, there’s still enough room for a healthy profit after costs.Regarding hard money lenders, many investors use them to leverage their capital and scale up projects, even if it means accepting reduced profit margins due to interest and fees.

Or if your accepting to be very hands-on as owner-operator. 

You just need to accept a principle of delegation that there will always be things you would do differently then they do.

So, that's why I think you're "goofy", because you're more or less incapable of updating your opinion or accepting new information and I'm the opposite.

.- Do I qualify for for a section 121 exclusion sense I lived on the property for the first 2 years of ownership?

Cruz seems to focus more on seller financing which seems to be limited as a lot of sellers don’t offer this.  90 day rental road map focuses on private funding with exclusive lenders for their students that will fund 100 percent of the deals.  

@Bob Malecki That's an interesting comment about you not accepting new subscriber capital.During the recent AHP webinar, Jorge Newberry showed three pools they are currently negotiating on.

However, sellers currently on the market are more likely to accept lower offers, giving us some room for negotiation.Rental Market TrendsThe charts below are only relevant to the property profile that we target.Rentals - Median $/SF by MonthRents held steady from October to November, bucking the seasonal trend.

Preferred returns would even be acceptable but not a straight interest rate play if the lender understands the structure. 

You can't accept anything over the allowed budgeted price.