Pick yourself up, brush yourself off, start reading the Guides here and listening to the podcasts.

We did our kitchen with this combo and my only regret is that I did not spray it.. caused a few drips but no brush marks at all 

@Munish AshatHi Munich,If you tell me your assumed annual Op Exand confirm that the construction costs include site work, soft cost and cost of funds (interest, points and fees).In either case, these costs need to be included in your analysis.If you don’t have them calculated I can help you with that as well Let me know if you want me to run and share a full analysis with you after you have pulled the cost end of the deal together

We need someone to cut the lawn (not much lawn), plow and clear out some brush. 

Also watch for sales that's when I stock up on brushes and rollers. 

I believe your investor will be able to provide you a soft proof funds which is or would be a letter, bank statement( PDF, screenshot ) or other document showing that your investor has the financial ability to close a real estate transaction. 

How does the soft second lien my mortgage works?

Given the total hard and soft costs involved ($3.5-$4mm based on projects I've worked on in the past) the potential return would be (conservative estimate) around $2mm.  

Right now in certain markets HML are simply NOT HML they are SOFT money when you can borrow from a private company like this .. for maybe 1% to 2% apr above best rates banks will give you today on Construction loans..

I like them and got a little soft spot for them because we chatted so long.