The banks typically want to see some track record before letting you GC your own builds, especially since it is not your primary house (I know my bank does)Most builders only doing a few houses will be at a % agreement, and if you do get them to agree to a flat fee, they will likely just figure out the % of the build, and give you that number.Something to consider, if you dont have experience on builds, cost plus could really get you.  

I am looking at a 46 unit deal &  would love to know your strategy used to get seller to write you a check for a repair credit of 21k.

That's why it's best to get seller credit for closing.

The credit score and histories are solid, Also the judgement amount is zero for the that case.

I don't invest as much as you in debt, I prefer equity but your track record in PoL is excellent.  

I have a good credit score and equity on my current house so expect a better rate from lender3.

Professionals with decades of experience and very impressive track records do all the heavy lifting for you.

If that does not work, a Hard Money Lender (HML) or credit cards would be another option.  

I will admit it – I was hungry- I wanted more but I didn’t have the skills or experience to do it on my own, I didn’t want another job - I was sacred –  I was sold on all the propaganda about real estate riches and continued to search for that magic formula.That was over 40 years ago - as I think back about all those programs - I realized that my intuition, creativity, imagination or the pure synergism of all that information enable me to create hybrid formulas of my own – formulas that helped me avoid conventional financing, credit approvals, cash down payments, real estate agents, gate keeps and those others who wanted to delay my progress of making money in real estate.

Does anyone have suggestions on a utility for keeping track of my campaigns and documenting their success?