I have a different set up completely.  

Just the costs of setting up a room, bringing the plumbing, gas, electric (I believe commercial machines run on 250 volts, which likely isn't wired in yet), having someone on-call to fix them whenever they break, might require too much capital.But:I'd wager I'm not telling you anything you didn't already know!

Setting aside 500 for property management and repair fees I came up with a offer of 135000 that will let me cash flow 400.

So glad you've discovered Bigger Pockets early in your real estate investing journey...and it looks like you've already made some good contacts here from your area....A few tips that may be helpful to you here on the BP website:You can set up keyword alerts so anytime someone posts about KC, Enterprise, or any of the specific markets you're evaluating, you'll be notified.

We've done in a design-build relationship where the contractors submit their drawings to the architect and the architect drafts them up and adds them to the permit set. 

You are also able to set the terms of the payback and the money is automatically taken out of your paycheck. 

In a group setting with multiple solutions presented to you for overcoming your challenges?

If I can be of a help to you please reach out so we can set up a time to talk.Thanks,Rod

I had set up one of their "strategy meetings," and actually spoke to a representative of the company today.

The note was set up so that I have the option to refi and pay back the loan prior to the 2 year balloon, however the lender must receive at least 1 years worth of accrued interest.