So lets say I'm looking at a property (4plex) that has these numbers Purchase price: $175,000Estimated Repairs: $15,000Total cash needed: $60,500Annual Income: $33,600Annual Expenses: $26,606Annual Cashflow: $6,994 or around 11.5%CoCIRR after 10 years: 49% it seems the longer you hold the higher this goes?

I didn't hire professional inspectors in my deal, but only brought over my regular repair guys to help inspect (structural, roofing, etc)as for management software, I use easy self storage too and I agree with comments above that it's a good fit for small/medium facility given consideration of their cost vs. value. some others like sitelink and storEdge have quite more cool features but you pay for that premium. another factor for me to go with easy self storage is the competitive rate from merchant account provider they partners with that you use for your website's credit card processing. their call center feature is very nice to have additionif you need that.

For example, sometimes I need 85K, then I find out I actually need 93K when I start repairs. 

Here are the numbers I have.Asking: 380,000Closing Costs: 5,000Down Payment: 13,300 (3.5%)Interest rate: 5%All 4 units are 2/1.5, with 1,020 sq/ft.Unit A: 895/monthUnit B: 880/monthUnit C: 950/monthUnit D: 950/monthCap Rate: 7.0If I include all 4 units, then after 5% vacancy, 5% repairs, 5% capex, and 10% property management, the property should cash flow about $75 per month.

If your purchase price, repair cost, ARV, and monthly rent numbers are correct, then this is just a terrible deal.

Hard surface floors throughout so some drywall repairs and a fresh paint with a few misc repairs. 

Have not had estimates on repairs yet.

It is an addition to, or change in, the contract.Amendments are not uncommon and they are used for everything from a request for payment for repairs (after the home inspection results come in) to changing the closing date.It’s easy to remember the difference if you think about our ConstitutionAll those constitutional amendments we know and love were items added AFTER the Constitution was ratified, right?

Instead, let me give you some highlights to the HomeStyle loan and see if it fits what you are looking for:The down payment is 15% of the After Repair Value of the home.You get your renovation bid, then give it to the appraiser, who the sees the work and bases the value on that.The rate is a little higher than a traditional mortgage but it's about 1/2 the rate of hard money. 

Lauderdale area who bought one for $700 and filled $51,000 worth of arguably legit repairs per the warranty on a home he was renovating anyway.