In all, I raised about 250k from private sources ranging from friends, family, and random people I found on facebook. we close end of June and its off to the races.

If you can help me out I’d be happy to mail you a gift card or help you some other way if I can, in appreciation of your time.Over the past 8 or 9 years I’ve acquired a handful of rentals in Seattle suburbs and south of Seattle but I’m currently setting up my first rental inside Seattle limits, the remodel will be done in a week or two.  

PM and I have discussed raising this fixed amount though if the consumption's being exploited as you mentioned. 

Will you be raising capital?

I have myself for a credit card with the same bank we have our mutual account and our mortgage in.

You could negotiate to raise the purchase price a bit and have the seller pay 2k towards your closing costs, saving you cash. 

We have high credit card debt, because we've put a lot of money into remodeling and updating and a lot of it wound up being financed. 

I fix a lot of things, so if it were my rental I probably would try to take the light apart and figure out what's wrong with it.As for the warranty idea, I try to buy with a credit card that provides an extra year of coverage on items that come with a warranty.

I have raised half of the units to market value of $495. 

Have you considered Credit Card financing?