I also included in this package some starter supplies like dishwashing detergent, hand sanitizer, toilet paper, paper towels, etc.

Work on getting the soft commitments, understanding the investor requirements and/or underwriting will make things run smoother when it's actually time to present your deal.  

If you want to be a property manager and deal with calls about leaking faucets and broken towel rods, etc, then you can reduce that 50%. 

You are still going to need to have someone maintain the yard, wash sheets/towels in between guest (unless you require guests to do this before leaving), clean the house, etc.

hard money, soft money ,  JVs , it's all in how you define it. 

I know the market is a bit soft right now, but are you still optimistic about the area?

Per zoning code)Can be done as a carry back for the land purchase and all cash for the guest house construction.Market value once complete = $600k (similar home lots are going for $700k+ so this is a conservative estimate)Apply for a cash out conventional bank loan.Use the cash out to build the main house.Main House = $200k (3+BR/2.5BA - approx. 1,800 s.f.)Live in the main house and rent out the guest house for cash flow to help out with the mortgage payments)Build some equity, savings, and give some time for possible appreciation.Build a second main house = $150k (3BR/2BA) 1,500 s.f.Sell off 1/3 acre with second main house on it = $550kOriginal investment = $360k + $75 k + $200k + $150 k = $785kSelling of second main house = $550kResults in 2/3 acre with a 3+BR/2.5BA main house plus a income property for only $235kI know this is all big picture stuff and is not including loan fees, RE fees, and other soft costs.The reason the construction prices are low is that I am a architect/builder who will self GC the projects.I am looking for any feedback on this deal and possible problems that I am missing.I have not done a deal this big before and am looking for some experienced advice.Thank you for your time.Locus

The co-signer is her elderly father who is bewildered by the requirement of the PM to examine his financials as if he was applying for a mortgage and just about throws in the towel. 

I took my talents to Wells Fargo Financial.

What people need today more than anything else is a giant kick in the azz, to stop being entitled, to stop being so damn soft, panzy-azz and pathetic.