In a few years it will cash flow, but not immediately after the refi.Our numbers seem similar (mine are slightly more conservative) and our methods seem similar except we have done mostly duplex to quad while you have been purchasing RE with existing ADU (which is smart with the current appraiser valuations placed on ADUs).I think you have a sold approach; hope so seeing that it is pretty close to our approach. 

I have been fortunate that all my tenants have paid except one.

We complete the full screening process except background and credit-which applicant pays for.

It will tell you what restrictions and easements will be excepted from the coverage of the policy. 

You signed documents at closing stating that you would owner occupy the home for a year and "running the numbers as a rental" does not qualify as an exception. 

The exception might be if you have to overpay for everything in the rehab, the turnkey provider gets better pricing and the difference is their profit.

These 2 financial triggers help make contingencies fair for all parties in the transaction.While the due diligence period is non-refundable, except in the event a seller breaches the contract, the due diligence fee is typically credited to the buyer at closing.

My question mainly is obviously right now we are facing two issues1) Commercial properties are shut down, both retail and office (except for the lucky ones that own NNN pharamcy or groceries).

I have one tenant that has two dogs, an inherited tenant I am making an exception for.

Purchase price: $30,000 Cash invested: $64,000 Sale price: $116,000 Restoration of Craftsman home, removal of one wall and flip breakfast nook into master walk-in closet.All plaster walls were beautifully in tact except kitchen ceiling, all original woodwork remained and was refinished.