Your goal is buy and hold for monthly income to eventually have in excess of $10K monthly.

A lender willing to loan up to 80% of the “as complete” value sounds uncommon to me, I would love to do that on a project that I found in a hot area with a 14-unit package of 5 plexes and a 4 plex for sale at about 40% of ARV.It's similar to the method used in a 203k but without the excessive amount of red tape.

When a tenant moves out, transfer the deposit back to Checking so it's ready to apply towards expenses or to refund to the Tenant.If you end up with excess funds in the Checking account, I recommend you transfer it to a third account that is specifically designated for future investments.

Look for maybe an industrial type area where a company has excess unused land there were going to expand on but decided not to. 

If not (i.e. partying, excessive lifestyle), take the 15 year.

Brandon,You missed ALL of the operating expenses such as taxes, insurance, vacancies, management, maintenance, legal fees, evictions, damage done by the tenants (in excess of the deposit), utilities (during vacancies/rehabs), advertising, capital expenses, court costs, etc, etc, etc.

If anyone really wanted to sop up the inventory they would ENCOURAGE investors to buy the excess with special programs right now.

Can someone give me an example of a bank being excessively tight?

I've asked them for where they are in the process of collecting excess repairs from the tenant, and they do not answer the email.  

He's estimating the cost of the roof at 10,200 which I think is excessive (I was expecting somewhere between 5-6K since it's a 1,500 SQ FT SFH).