For the last 6 months I have been running my own deals to ground and have come close on a few larger multifamily deals (killed by the rate environment).

I cleared $10k on my first one.We ended up clearing $30k on the second one.The last flip was very stressful for my wife and she wants to keep our finances (HELOC) out of the next one.I am going to look to find a financing partner to cover the carrying costs of the next flip.On a $400k house (average for my area), the total investment would be $85-$95k and would be paid directly to the lender and subs/suppliers, not to me.I can bring the lender, as I have a good rep with the one I use.I will do all the rest.

HOA is about $400 a month and I need to cover 2 years property taxes and back HOA to keep foreclosure at bay while holding or until a sale.

Often when I work with real estate investors to create asset protection strategies, most tend to prefer a simple asset protection structure (something low-cost that does the job essentially).

What if your loan has higher costs than you were thinking? 

And an infestation of German roaches that made the pest guy jump (he said).After everything was said and done, we incurred 4 times the cost as I was told/ estimated. 

Now it cash flows about $350 per month and I am the PM on that property.

In addition, I live with my parents so even househacking will still cost me over $400 a month, which is what I pay to stay with my parents.

If I can break it still, what does that look like, and are there standards on kinds of concessions for having done so (like giving them 2 months to find another place, those 2 months on my dime, etc.).  

In addition, I live with my parents so even househacking will still cost me over $400 a month, which is what I pay to stay with my parents.