If you haven't already, read "The Book on Estimating Rehab Costs" by J.

With that, you could cover the costs for renovations, closing costs, or even set up escrow for those senior living sponsorships.

Hard money typically refers to a company that has it's own underwriting guidelines, rates (9% - 15%), costs, draw process ect.

Imagine making millions of dollars over the course of your career and then having to pay 30-50% every year to uncle sam instead of compounding that cash over time.This is exactly what real estate professionals have learned to mitigate.To reduce their taxable income, they just buy a building every year, do a cost seg, and use depreciation to reduce their tax liability dramatically.Their personal wealth snowball grows much larger and much faster than their W2 counterparts who give most of their money back to the government each year.Following this strategy as a real estate professional is one of best ways to end up with a much larger net worth at the end of your career.

The overhead to start a company is low, but the cost to scale is high. 

I have been in Milwaukee WI for quite a while as investing in my backyard in NY is cost prohibitive. good luck on your journey!!!! 

Depending on the fee schedule and activity this can cost significant transaction fees and always includes some red tape and extra processes to go through.

Make sure your rehab is "renter" cost rehab. etc. 

Quote from @Dylan Webb: Have you talked to a lender to see what it would cost you?

Attorneys  dont cost, they pay.