I don’t think we are going to see a down turn anytime soon,  at least not a significant one, this is why I have move to the new construction game for now, I’m proving concept and budget right now (I’m in the drywall phase) I will live in the one I’m building and have 2 more lots for specs, the new home game is more fixed cost but has less potential upside from a great deal, land deals are the only “discount” I will continue to buy if deals come my way, but I’m getting picky.

I need to execute the work slowly and in phases therefore I need to determine where to start applying the budget in order to get the best return on the investment.

The guy said "Ola you couldn't have called at a better time as we you are in the property disposition phase and looking to move $20,000,000 off our portfolio (3 multifamily assets)".

That's what the due diligence phase is all about.You have to have a good title company. 

The second phase of the project was recently wrapped up with me selling the newly rehabbed house for $550k cash to my private lender.

As a buyer you need to ferret out these things during your research phase..

I'm still in the education phase right now, but once I'm ready, I'll reach out to you.

There are inherent costs (money and time) to refinancing so I would either figure out a way to do a smaller amount (do the rehab in phases using a small amount of refi money and then casflow after that) or do an LOC.

My biggest lessons were to be more organized in both budgeting and planning the phases of rehab.

I'm still in the initial setup phase and trying to figure out what I should and shouldn't be tracking.