Maybe its better to pay the tax and put the remaining cash in a high interest yielding account.

Your traditional hard money doesn't eat your profit, they charge you a high rate.3. $150/month in cash flow is not something to hope for.

It may make sense to sell before high maintenance costs if you realize good appreciation, but that doesn’t seem to be the case in your situation.

A Comprehensive Guide to Homebuying, it's essential to be thorough and methodical to ensure you're making an informed decision but draw boundaries, it's okay to open built-in closets and kitchen cabinets to assess the property, However, respect the seller's privacy by not invading their personal space, such as medicine cabinets, storage boxes, or clothing drawers,Interior:Architectural style.Bedroom and bathroom count, size, and location.Closet and storage space.Number of floors.Sightlines and general floorplan.Appliance age and condition.Light switches and socket count.Plumbing and water pressure.Natural light and views.Noise levels.Stairway width and type.Porches and decks.Garage and parking capacity.Proximity to neighboring homes.Remodeling opportunities.Exterior:Roof and siding condition.Landscaping and outdoor maintenance needs.Additional Considerations:Take notes and photos during the tour.Use your five senses to assess the home's condition.Ask your real estate agent questions about the home's features, flaws, and market conditions.Red Flags:Overly scented rooms.Water stains and damage.Lack of maintenance.Foundation issues.Sagging ceiling.Fresh paint that may be covering up issues.Final Tips:Be prepared to make multiple offers before finding the right home at the right price.Stick to your budget when making an offer.Don't overlook potential red flags just because you love a home.

Also the advantage of the PM scheduling the work is that hopefully it's done in a timely professional manner. 8% is definitely on the low side of the spectrum when it comes to PM's and I would imagine that they will mark up everything they do for you.

I'd love some perspective or questions I should be thinking about on any of the info I've shared and definitely also looking for connections here in the Milwaukee area. 

The high speed train is actually finally getting built.

Capture the property, the surrounding area, and any notable features.

Would definitely recommend hiring at least 3 on an hourly rate and see who performs best.

Quote from @Jarod Forsha: Borrowing the equity in your home is risky when rates are this high.