@Matt Lockwood,From the mortgage perspective, which is what I know...Get on payroll as a salaried W2 employee for the foreman job, or it's a 1-2 tax year wait until you can get in the game yourself as an REI because of mortgage guidelines.Write off as much depreciation as possible (as much as your CPA says you can lawfully write off), but no meals and entertainment (unless your CPA says it's unlawful not to write it off). 

this was suppose to be a question for entertainment.  

I see there has been no response so, it sounds like you are proud of your spreadsheet and it may be very comprehensive, but;IMO, a proforma that goes beyond 12 months is a dream sheet, a way for you to tease or entertain yourself.

I understand it is difficult to get financing if the entity is a trust, so I'm entertaining the idea of purchasing with personal name, rehab then refi - after refi, and only after refi to quitclaim deed to a Trust..

Plays, Art Museums, other entertainment attractions9.

Ben, you've done a great job through the years of engaging in good and thoughtful and sometimes entertaining debate and I've often been on the other side. 

I just finished a project in Jersey City that turned into a BRRRR type project, and would entertain that in either city. 

Does anyone out there know where one could entertain the thought of a low down payment with a 2-4 unit multi-family property located in PBC?

I would like to establish a relationship with an investor who will at least entertain a deal before I go out and get a seller on contract.

some do some don't... the idea of making multiple low ball offers is not anything most agents would entertain.. as work/reward is very low... if your strategy is to make numerous low ball offersyou should get licensed and do it yourself... you may find an agent to do that.when I owened my brokerages my agents would be contacted ( usually after a guru came through town) and you would have new investors talking big....