I'm capable of doing all the work myself and do it for other investors regularly so in the worst case scenario my rehab will cost around 20K Maybe 30k. in my eyes if I find a property for 50k and have to put in 30k worst case scenario, then I will still potentially make some kind of profit on my refinance, not to mention having a cash flowing asset afterwards.

Quote from @Suzanne Player: Hi StephenYou mention private money & hard money, but don’t say whether you went to a mortgage banker or broker for a conventional pre-approval.  

I'm very new to all forms of real estate but I'm handy and capable of many different things. i still work my normal job 50 hours a week.

Your character, knowledge, and capability should be the main focus.

If you have the time/capability, self-management is also an option.

Dont forget the political donations you may have to make to get things done . 10 plus lots , you are in competition with long time players .

Big players around the area have been doing major renovations in the area.- Negotiating with tenants to move them out of the property to avoid evictions while we find an architect to work on our project.

Quote from @Jwana Player: Hey Jose!

I know some management software has this capability for an additional fee.  

I have a very capable 22 year old son who is a 3rd year electrician apprentice.