So it's not just enough $ to attract, but to also KEEP. 

Keep your payment at no more than 35% of your income and minimize your credit card and auto debt.  

I'll work with an attorney to assist with drafting that.Q2: Yes, I'll talk to my CPA but we'll most likely hold the property for at least 1 year under the LLC given our timeline to design, permit, build and sell the property, meaning I should avoid short-term capital gains.  

Luxury vinyl floors, no carpet means quick turn arounds.  

Then keep $30,000 in reserves in a hysa for emergencies.

Not keep it.

This means a deep dive into your Internal Rate of Return ((IRR). 

That's awesome, keep it going bro.  

Keeping it CasualIf you only find toys once in a while, you might not want to open a full-on toy shop.

Negative CF, which is what you are describing, means you are buying your property, and making no money in the process.