For those who’ve used it, what strategies or sources have worked best for you when covering the difference between your loan and the total project cost?

Just ensure the cost data sources are very clearly documented.

I started this company because I want to be a source for people and be that stepping stone for people who want a better life.

That's your #1 source of business and you can call them after 6pm weekdays.

To do this, you'll need other sources of income that are tax "preferred".

It looks good) I stumbled across someone locally who does it, but I'm sure you could find someone there if you or other out-of-town investors like the idea of paying a bit more for that level of security and obtain a remote monitoring source of the exterior of the properties.

@Khaled SeirafiRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

You have the advantage of knowing people in the space and being a trusted source for housing for people coming in. 

Nevertheless, my question is the following: How do I run a proforma correctly so that from a distance I can run numbers and know I have an educated source calculated to make a deal happen and not fall through.

Buyers and investors who position themselves early will have the advantage over those waiting on the sidelines.For those looking to secure financing or explore investment opportunities, now is the time to build relationships, line up funding sources, and identify target properties before competition increases