Got into the home with a low down payment , made repairs, rented and refinanced to pay off line and eliminate the PMI.

Acquisition Target: $730K-$780K; ARV: $900K; Repairs: $120K.

It doesn't cover any loss of income due to your rental being repaired.

Repairs: Add a pool ($65K).

You can get 90% of the future equity, but you do have to have a GC do all of the work for you so you cannot DIY for future repairs. 

Why someone willingly wants to work with a government agency that will slow down turnover, dictate rents and rent increases, and dictate repairs is beyond me. 

If the age of your equipment is older, or it stops functioning, those repairs can also add up.

The most important thing for you to learn as a wholesaler is repair costs.

This isn't always the case, but in general, I've found Section 8 homes tend to require more frequent minor repairs.

This being said, I don't believe we'll be able to meet the income requirements to qualify for a conventional.This leads me to believe hard money or private lender is more the only option to get my foot in the door, use my business to make repairs at very good rates, build some equity then refi once the balloon is due.