Legal fees.Accounting fees.Lost rent due to a lengthy eviction.Tenant damage above the security deposit.Utilities, at least when its vacant.Capital items (e.g., appliances, carpets, furnaces, roofs, etc.)Speaking of carpets, new carpets every 3-5 years.Property management.Make ready costs.

Fake property manager hired a cheap hand (again, no professional certification, no social security number), who did some work but cost damage to the property.

Then add a good umbrella policy for added security.

A good GC is worth their weight in gold.After auditing the books, I would probably try to work with him assuming it didn't eliminate my ability to make a profit on the deal and I wanted to work with him in the future.Honestly though, your biggest risk isn't with the GC, it is with the subs.

At the point the down payment has been secured in full they get a mortgage for your asking price and become the deed holder also....Kudos,Mary

Probability distributions will probably be used but it's nothing more than weighted averages and you don't have to come up with probabilities, so it's nothing a 9th grader can't do.

Finances: I'd like to secure a bridge loan to get me comfortably through the final push of the project.

Even if you run the economics only out to 10 years and assuming zero appreciation and 60% expenses, the numbers are pretty eye popping so everybody wanted in.I already had a Texas series LLC for Deal #1 so I simply opened a new series, collected the funds, and closed on the purchase.The loan route is not much more difficult once you find a willing private lender, all you need is a promissory note and a pledge & security agreement.

I was trying to get a secured loan for 13k to consolidate some credit card debt.

The seller's social security/TIN has to be reported by the closing agent.