@Kent KettellWe have been using loan to cost funding our deals the past three years, with community and credit unions, and the refinancing once stable to agency.we are able to get 80% of the rehab built into the loan, and it has allowed us to come up with less.

The money is tied up in the syndication and very illiquid, but it requires no work from you after the initial vetting. 

Its part of the cost of doing business.

In a perfect world, PMCs would be able to track exactly how much time their staff spent working for an owner and then charge based upon those hours & an hourly rate.Pretty sure most owners would end up paying more if this was could be done.

They plan to rent out one of the units, while they will be splitting costs between themselves too. 

Because I came up with an ARV of only $550,000, based on comps that sold 3 months prior located in the same subdivision as the subject property.

So you can of course cherry pick those and stay low risk, but then you're much less likely to hit your $120K/year since you can only do as many of those deals as come up and you successfully beat the competition out on.

Mainly buying up LTR'S for cash at a deep discount. 

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

I looked around a bit and didn't find anything that came up in relation to my personal question.