Tons of free information online on how to do this, what to look for in land, where to buy it and then resell it.

You have to be careful, especially if the contractor is not a referral and you "found" them online. 

Online reviews can be a good place to start to get a general feel for a lenders reputation and consistency. 

@Tiffany TanYou're not doing it right, and teaching this on an online forum is not practical.For starters: there're two kinds of "deductible": personal and business/rental.

He was there every week making sure things ran ok but he also had a total of 8 units on that property with 3bd/1ba each equal 24 female tenants.

Totally agree we are headed toward a wild ride... but, I still feel like there's a huge market for people that want furnished long-term rentals, aka midterm rentals, and so I think we have a long ways to go before we hit that cap.

@Mikhail EgorovWe do 20 Flips/BRRRRs per year and use these tools:Underwriting - DealCheckCRM - ClickUpProject Management - ClickUpBookkeeping - QuickBooks Online Plus Team Communication - SlackFile Storage - Google Drive

Total return gain must stay under 580kNIIT Tax 3.8% on 500k, 19,000?

There are a few books and many online resources available for learning how to become a private lender, @Christopher Martin.  

Generally the policy will be written with limits as follows:Existing Structure:   limit is the depreciated value of the Building (also called Actual Cash Value)Renovations:            Limit is the total cost of the renovations being put in to the structureMost Insurance companies that write these policies will want to know if there are any Structural work planned.