When they money is gone, we have a hard money lender that works exclusively with owner builders lined up to fund the remainder of the project. 

We bought a property out of state and that was extremely difficult to manage even with family and friends that were local and could help.As a property manager, we had an investor bring us 50 properties that he was self-managing.

In addition, we also can do “self showings” where the interested party gets a one time showing code.

If you want to use a local company to manage your rental instead of self-managing, I can put you in contact with a great team!

Overall it looks like you captured the key data, I would include a row with % for each expense to calculate off of so you can see what your assumptions are easily or change them.

I do have an early termination fee, but that may not actually cover the time from lease signing until move in since the lease says it starts in some future date...again that's why the fee agreement is included with every lease. 

After July, if the commission rule passes then there will be no obligation OR incentive for seller's agents to include the buyers commission.

With luck, that fee may already be paid and this part of the planning included.

Just last year I expanded my property portfolio in California which now includes Orange, Los Angeles, Riverside and Kern counties.

When you hire a GC turnkey you don’t pay for any of that separately so you actual cost of using a GC is only 8-10% at the end of the day so your overall net profit is only  10-12% when you self perform.The key is getting land at the right price.