The downside is that the nature of project competition means you can get lower quality work and find a disconnect with those you work with since they are looking for more short-term work. 

You do all the work and project manage.

Hello XXXXXXXXXXX, I’m sorry for writing you, but I’m a local landlord and house flipper looking for my next project.

Some private lenders will want to do a joint venture on the project and what their name on the title.  

The projected amount I will have after I retire is 5.5 mil.

But even then the underlying value is driven by the retail market.I am very comfortable with the rental market projections

The roof is in good shape.

-does that say the roof is 20 yrs old?

Inspection came back and I estimate $15k repairs (which includes $5k for two trees to be removed hanging over the roof, and $5k for a back deck that is wood leading to concrete stairs - terrible construction).

I’ve always been the kind of guy that does everything myself, and have alreadu done all the work required for full gut rehabs myself at some point (and have taken one project all the way through).