. #5 hits the most for me, as I’ve had and have many clients that either exit as a refi or a sale, but don’t consider the future value/costs based on that true future value or completion timelines.

As for a lot of the "your returns will be better with more leverage" that is typically true if your unleveraged yield is higher than your cost of capital.  

sounds like you are on the right track - house hacking or BRRRR to jumpstart the journey is a pretty solid tried and true gameplan

Estoppel letters are signed by each tenant and counter-signed by the owner as true and correct.

@Jeff Sitti  I hope you are a true friend to this person.    

I am not sure it is true in either case.

Timeline ranges from 22 days in Texas to almost 12 months in some other states. ” The borrower could file bankruptcy (can someone confirm that this will only cause delay, but not jeopardize ultimately collecting the legal balance of the note)”I wish I can confirm that, but it isn’t true.  

Quote from @John Mason: True Having a solid team around you like agent, lender etc.

What is you guys best ways to find true private lenders not "brokers". 

If in fact that is true.