Even if you break even, you will lose money every month it sits vacant, when you need repairs, property management, etc.

Breaking even on your first flip isn’t a failure—it’s a valuable learning experience.

It’s the same thing except it’s done in the name of the IRA and all the money comes out of the IRA and returns go back into the IRA. 

Once to him and he stole the money and once to the sub to remove the lien.

Maybe I even pick a 4/2 floor plan to eke out some more rent. 

I find DSCR most lenders are 8 to even 9% for max leverage on 5+ right now.

With this amount of money there is probably going to be a gift tax that your friend would have to pay.

And that can cost you time and money.

Every day I mark how many calls to leads I made, how many people I contacted (and was it email, call, text) from my database/past clients....how many social media posts I answered or made, etc.I don't know if that's automating, but every week I can quickly see how much of each money generating thing I did.Do you use Google Calendar? 

I tried it in an apartment complex and it was an absolute dumpster fire and lost a lot of money.