Im ok with adjusting my expectations just wanted to make sure I’m seeing it the right way.I’m conceding to the fact I’m going to have to work on buying directly from sellers if I want to follow the 70% rule. 

Since you're living with them, be crystal clear with expectations!  

That is pretty much what I expected to hear.

Homes priced from $150,000-$250,000 stayed on the market less than 50 days on average, said ABOR's report.35,000 new jobs expected next year and the year after (no including if Amazon chooses Austin).  118 people are moving to Austin every single day and US News recently listed Austin, for the second year in a row, as the number one place to live in the US.   

However, I'm conservative with my numbers, so generally expect a little bit of upside.

What can you expect to pay to a hard money lender, and how good is good for a deal to be worth the financing?  

I'm aware of a 15% down option for 4 plexes for highly qualified buyers, but you would need to see if that plan fits your investment criteria, just don't expect the cash flow to be the same as when you run the conventional numbers. 

If you find this person or business entity, you can expect to pay a premium for their efforts.

No city is expecting a ton of boom right now because of where the general real estate economy is, but there are less matured cities with much higher returns. 

Here PM companies are expected to provide routine checks of properties, both the commitment and cost are baked into the service offering - so ultimately the client pays (PM fees are typically 7-10%).It still falls short of what we do in-house for our own properties (one of the reasons we are growing our own capability).