@Ben Guttman, I know captive is an option but isnt that just extra insurance on top of what you already have?

Or the loophole details?

As far as your financing plan, not sure since don't have details on your financials (which is fine being this is a public board).If you are living in it, why plan on 20% down? 

There are folks who do turnkey differently (including us) where the headache of project management, finding tenants, and all of that stuff is taken care of without paying extra fees.

and profitable. i know i left out some key details but at a glance what do you think?

I do a lot of flips and we try to do as many of the big ticket items as are reasonable because it is easier for a buyer to pay that extra in their monthly mortgage than it is for them to save up the money after the fact.

Feel free to post more concrete details here or PM if you want. 

*Also thanks for the advice regarding PMI, I was not aware that most companies want you to pay it all up front I assumed that  all PMI deals just added an extra $100 or $200 to your mortgage.Thanks Matt.

I would just like to get into to have a little extra money. 

Most of the details needed to give you an answer seem to be missing.