I won't be cashflowing either way (whether I put 0 or 20% down) because of the market conditions, so that's not really what I'm going for (although it would be nice).

For clients you bill regularly, you can schedule invoices to send automatically, so you don’t have to do it manually every time.

It took so much of my time to verify these leads.

Let me explain that better, imagine your rehab is $100k, you would need to do part of the rehab, maybe $10k, and then you can get the funds for those first $10k reimbursed so you can keep progressing with the rehab.Given your experience, I would recommend you start with a moderate or light rehab, mostly cosmetic work so that you can do it yourself and won't get your profit decreased by hiring third parties.

Don’t be so quick to search for CHEAPEST cost. 1.

It's just so different than the COC return of the south or far west sides. 

The budget is $174,000 so I would need to find someone who can do construction for under $90/per sq ft.

Here are my thoughts:- MTR and STR would require furniture so I do need to pick a lane (LTR or MTR/STR).- We currently have STR and LTR in our portfolio so I'd like to try MTR.- We could furnish it and go for STR/MTR simultaneously, but we get occupancy near end of October, which isn't the best time for STR.

So what am I overlooking here?  

I don't do anything STR nor do we manage it so I can't answer many of your questions, but there are tons of great people on here and resources.