I live in the area, and there is a ton of hard money that would entertain a line of credit with a simple lien on her primary. 

I know Summerlin is over my budget and as you pointed out, the cashflow there is not as high. 

It’s an awesome system for a do it yourself landlord who is on a budget.

Respectively, you budget is unrealistic and will cost you more in manual labor to keep up with communication than you might spend a bit more on a more complete solutions. 

This year I've set aside a large budget for advertising.

I'm sure BP has some Good material, but if your on a budget like most of us l would recommend you buy some nice study videos at udemy.

He didn’t have a job for about a year but his girl was working but her income was not enough to cover all there expenses in there budget.

FINALLY at the end of 2018 when things started to slow down for me I began to seriously entertain the idea of partnering with my father.

Generally you want to budget 5 to 10% of the income for capital expense reserves.

.- while I am working through the tract map approvals, I’ll be tightening up my construction budget: Shrub clearanceGradingCMU wall(s) Curb/GutterSidewalksPavingLandscapeAll utilities FeesI know that there are plenty of additional details/steps along the way, but these are the ones that I have top of mind at the moment.