Conractors in N Colorado are just sooooo expensive.   

It could be no big deal or a huge expense.

You may be able to delay a little, but in order to achieve it, it will still cost you dearly in other departments, and the tax bill catches up eventually and may end up being more expensive in the long run. 

You will be more frustrated with new ones, cus they can make your life miserable and expensive.  

Additionally, you are then able to fix the problem without involving engineers and other costly expenses -- when a decent contractor could've remedied the foundation issue. 

Regarding finance, to piggyback off of others, a fix-and-flip or private loan to finance the majority of acquisition and rehab expenses is your best bet.

Research any added insurance expense for yourself needed or desired when you have employees.

I'm thinking between your fanatical approach to savings and cutting expenses for two years and their gift money for two years, you should have a big chunk of money where you can go after this concept on your own.

Concessions could be utilized in a greater percentage of transactions as buyers look to reduce out of pocket expenses or offset costs to their representatives in instances where seller paid buyer commissions are not an option.High level, in the immediate future I don't think too much changes (beyond mechanics) for spring transactions.

HML is expensive and it is only for 12 months.