GCs absorb liability and run the risk of absoring problems on the jobsite, so yes they are expensive, but they buffer poor subs on a job. 

I'd suggest moving off google sheets and into some more automated with less risk of input error.

I am aware 100% LTV could risk overleveraging.

In contrast, according to a Yahoo Climate series on how areas are and would be effected by climate change in the years to come ranked Oregon’s Curry County, which is located on the coast, as the top spot on the list of 10 safest places to live in the Pacific Northwest when it comes to climate change risks, and is rated as 20th safest county overall in the lower 48 states.

I am helping a client who is also a Veteran to do this exact thing right now; at first he wasn't sure he wanted to move twice to make it happen, but when he realized he was going to basically get a cash flowing rental property for free(no money down) he realized it was an easy decision.

Feel free to DM me and we can walk through it. 

There's definitely some risk in there that bookings remain flat and not everyone uses the coupon.

Too much risk. 

I had to refinance/cashout to pay off the HELOC because the lender would not allow that debt/lien on our home which was fine because it was a variable rate HELOC so there is risk that the rate would go up over time as we are witnessing now.

I have major rehab work and can’t take that risk.