I bought this property with a private interest free loan from a friend. the person i bought it from need cash fast so i offered them a low cash offer and they accepted.I had enough money saved up to rehab the house with my savings.

The flush mount hinges are about $8 for 2 at the box stores and I think I’m getting boxes of 50 for around $60.

@Alex Hymanson  you should read the book...Storing Up Profits. 

I think Collin is being a little tongue in cheek with the Boone's Farm comment.I work with a local, large wine store, wait for their semi-annual sales when they compound discounts and buy 2 cases of each (white & red) for the largest discount.Basically I'm setting out wine that retails for $11-12-13 that I have paid $7-8 a bottle.  

I bought a duplex house near Scranton this past year and it is rented out . 

Have you bought commercial multi out-of-state before?

This way the contractor isn't running to the store and waiting on anything.

But it could also be a coffee shop or an etsy store and the cash flow goes into real estate.

I have built and bought a lot of them. 

I just bought it in the fall and am trying to complete a bunch of modifications during off-season (e.g. metal roof, certain safety features, treating the deck, possibly updating the fire pit area, etc).