Think like company like homes or zillow or local exp team that could offer a very efficient buying process thus could offer more attractive buyer commission, especially at expensive home price above 1 mil area, that would impact heavily on heavily-dependant commission based broker. 

I assume they have to have receipts for all work done that will come into play if you end up in court.It's great that you have move out photos/videos of the unit in good condition. 

If you want to play that safe make it 65% of your ARV.

First thing you need to do is identify if you are wanting an income play or appreciation play.

I used to get about 30% net caps based on cash purchases.

It's more of a cashflow play than appreciation but there are definitely deals to be had.

I want to run by the biggerpockets world a potential new model I’m working on and I want to be clear this is not intended for self-promotional purposes or necessarily even something I will enact (i’m not even totally ...

 It depends on the location, if based on your research and the area it’s better to have a MTR or LTR then go for it.

Here are some considerations to help you decide how to proceed:Assess Your Financial Objectives: Ascertain your long-term financial goals and the role that real estate plays in your overall investment plan.

Treat it 50/50 based on who is doing what and what is being put down.