Contingencies: Use contingencies to protect yourself or the buyer, like financing, appraisal, or inspection contingencies.4.

that's not to say it can't be done, just that you'd really need to be getting things set up as you go. and on the passive side - i really think the more passive options, like lending or syndications, are for experienced, well capitalized investors. 

Also discuss with your tax person if there are any type of tax hits you will take if you transfer the ownership from yourself to the living trust- state taxes as well as federal.A will can sit in probate for awhile, quite awhile.

I watched my parents flip houses since I was little and have always been on job sites or made "pocket money" by doing chores like painting fences or washing kitchen cabinets, which I realize now my parents were putting us to work to build that sweat equity.

I have a dog in the house and would not like other pets at this time, being ESA or not.

- Well, how much are you going to need to put down?

Since I am a RE investor myself, I understand the importance of having a good GC in your pocket for rehabs/remodel jobs and I’d like to be that for as many people as possible.

I have pulled bits and pieces from forum posts to build my own spreadsheet much like you have.

- Are there alternative financing options, like private lenders or hard money loans, that could be suitable for someone with fluctuating income?

But, keep in mind, the PPP applies if you refinance as well.