It seems like you have some very solid goals of multiple income streams, and a well calibrated risk tolerance. 

Based on your description, Party 1 seems like the safer choice.

Based on the feedback in the thread and in talking with my accountant it doesnt seem like a cost seg makes sense for my situation. 

Seems to be there was a bad judgement on the rehab from all parties.

If we scale at the right pace - doing our best due diligence - those issues will only be minor even if they seem extreme. 

That seems high—does it?

My profit seems to be $20-25k. 

And private financing can be wise if you are a diligent investor, which it seems like you are:)*If I would have known then what I know now, I would have used my first loan to land the largest deal that I could have. 

Yes that seems high but without a breakdown of costs for the 13k it's challenging.

For late 2024, it seems to be just what I needed.