Since then, I attempted a short trial of AirBNB, but when the bookings dropped, I switched to House-Hacking with short-term monthly renters for each private room. 

I could simply flip the house but my long-term strategy is to acquire rentals through BRRRR so I'd like to do that here if possible. 

Some people attempt to crucify contractors over this, but it's a business and we have time/labor/money spent hiring and keeping good subs.

You are in a great market for buying rentals, and simply need to establish criteria that you stick to, so you know a deal when you see one. 

A smart guy once said "All models are wrong, but some are useful" It takes a lot of experience and discipline to know if your model is useful or if you are simply fooling yourself. 

But the one many don't consider is theft, whether it's from contractors stealing materials, or someone breaking in and stealing tools, materials, or just simply vandalizing the place, causing delays. 

Thankyou Assuming he can't simply write a very large check, it sounds like your buddy will be refinancing with a hard money lender. 

I am attempting to do something I've never done before and am looking for advice and let me know if I'm missing something?

Well, I have been attempting to make my FIRST NICKEL n REAL ESTATE for about 25 years and have not cleared ONE YET.When I was working for Corp Amer, making almost $100k, I attempted to purchase my first 3-Unit SFR here in Rhode Island.

The weather here in Phoenix is usually very consistent and enjoyable, which makes me think that this may be a great market for it.For those that may not know, the fenestration business is simply know as the window/door market.