No use in looking at a $2M facade makeover if the project only supports $1.5M.Understand there are product shortages right now...if you cannot get the Moen Commercial faucets the Architect speced at $X installed can you get Koheler faucets at $X (x) 3 installed.

The ARV just doesn't support the cost of the repairs and the rents aren't high enough to cover the higher mortgage at the time of cash out. 

I would be willing to attempt a full gut if there were enough potential profit because I have a lot of family support in the area (my father does flips). 

Hi @Dan WynnReal Estate is universal in that everybody needs housing.There is nothing easy about it since we are dealing with people.Its about problem solving and adding valueMany households own another house or property but those with hundreds or thousands of units are few in comparison to the entire populationIts diligence, patience, integrity, kindness, humility etc

They got their education at university. 

There are other players and it is an extremely active market, so research a lot and stay up to date on users' forum to get the latest information.For maximum overfunded permanent life insurance, I personally prefer Index Universal Life insurance as, on the long run, they will provide higher return than Whole Life insurance, but may, in the short term, have more volatility.

I'm having a hard time following your math/logic/narrative (could be me)But:  I would say, why not start small-  a HELOC is flexible, so take out $50-60k,put 25% down on one property that cash-flows and can support itself and the HELOC payment.

Here for the moral support!

I make the distinction because the bigger guys don't want the medium ones as they are more difficult to manage from afar because they don't support a dedicated on-site manager and handyman. 2.

Once you get into the 100+ unit range, the property can support a full time maintenance person and likely a full time leasing/on-site PM.