I think getting a partner to fund the down payment and another partner or private/HML to fund the loan and rehab.Then you do the sweat equity, sell the property, pay everyone and take your profits and do it again.

We would love to find a fixer-upper to live in while we add some sweat equity. 3) We would love to connect with a real estate agent who works with investors (I've seen a couple of you around here).  

Its basically sounds like your ROI is infinity (except for your sweat equity and time) so infinity beats 4.75% all day. 

on the BiggerPockets forumshttp://www.biggerpockets.com/forums/223/topics/408336-first-flip-to-rent-finished-successI just outlined how I found a property, did rehab with sweat equity and am in the process of cash out refi currently.

And if it turns out to be an untenable situation (after 4 years of blood, sweat, and tears), I'm on the hook for all the construction costs??

I'd like to add sweat equity myself and have the contractors do the big ticket items.  

Conversely, there are about 12 ways you can earn money as a Syndicator by contributing sweat equity, in addition to making a return on any cash investment you may (or may not) choose to make.

I need to replace about 1900sq ft of floors(vinyl wood, $700-$1000), buy 6-10 gas wall heaters(used $500-750), painting in and out(sweat eqiuty$100), 2-4 window a/c units($500-1000), and 2 stoves and 1 fridge( $500). $3-4k in rehab?

We always bought the cosmetic fixers, so we could do what my father termed" sweat equity".

If you are wanting to get the sweat equity you will have a seasoning time frame.