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?

If you're going the umbrella insurance route, perhaps see if it will cover you for several things including just the routine slip and fall (like mold or earthquake).

No (institutional) lender will finance 100% of your purchase price as a purchase, all lenders want "skin in the game".

From our experience with clients, you’d typically expect to pay around $1,000–$1,500 for a single-property return, depending on your situation.If that $6K includes monthly bookkeeping and accounting, it could be reasonable; it could also be low, or high... it all really depends on the number of transactions, bank/credit card accounts, and the complexity of your finances.

Congrats - you won the investment game!

This is a numbers game so you may have to take an aggressive approach towards negotiating several deals before one of them actually works out.

I'm not sure why "within the unit" is not being interpreted to include the balcony.

Maybe $100 but thats not including saving any money towards unexpected expenses...

Properties like the Michigan complex offer a unique entry point, combining cash flow and significant upside potential.Immediate Cash FlowThis particular property is projected to deliver 6% annual cash flow from day one, already exceeding the yield of Treasuries.Value-Add RenovationsThe property includes hundreds of units that can be upgraded to Class A finishes, justifying rent increases.

The deal sounded good at the beginning but thought it included his fee and it didn't so he's tacking on his 20% on every bill.