I put down 100k and private money supplies 195k to close with cash.

I assume you also have to supply all the tools and go pick up all the materials also?

The simple fact that the 50% can move from 100% to 10% depending on a host of variables unique to each particular property makes using this rule kind of pointless in my mind. please correct me if i am wrong here.

Even with all the variables, at least there is hope!

Um, I think the answer is supply & demand. 

for the past couple months while working on my fixer, on the sidelines had been dealing with alot of stray cats on the property (its a huge lot for the area) and 'catching' the feral cats and taking them to the shelter to be spayed/neutered, vaccinated then released and wished they were closer and so wonder why not get a shelter started in my city since theres none not even 1 that i could find after looking all over. heck even animal control is outsourced to the surrrounding city (long beach) and county (los angeles). of course wouldnt do it from my residence, so will need to start building credit up for occasionally ordering supplies and services (ie vaccines) for rescues in the future shelter, if this city allows for such. as for securing the shelter location i doubt i'd use mortgage or loan as i've so far always done fine enuf buying properties cash and somehow making ends meet, however barely.right now i dont even have a taxpayer EID. do non-profits need one?

Admittedly, this is a riskier proposition when looking at straight investment cash flow, but I think these areas still have a lot of potential for appreciation, since the prices are quite low right now and there is only a limited supply of beach property.

Is my exuberance warranted, or have I missed some important variables?

I know that this is not an option for everyone but as a veteran I do take advantage of this any time I buy from these places.At the building supply stores I set up an account. 

With those strict maximum rent limits in low income units, it would be nice to somehow eliminate or minimize some of the monthly variables.