My question is, how are investors floating their wrap payment after selling off a partial note?

I generally txt a rent payment reminder on about the 1st of the month.

It gives you the highest possible mortgage payment. 

I often joke that if they want a 1/3 of the revenue they should put up a 1/3 of the down payment and co-sign for the mortgage..lol Also depending on the geographical region, there's a chance the larger PM operations could be managing several properties in your area.

The seller needs moving money, there are oftentimes an arrears that has to be paid on the loan, there are oftentimes HOA fees that are due, there are title costs, there are escrow costs, usually there is deferred maintenance, you have to make mortgage payments out of pocket until you get a renter in there, you have to pay utilities and taxes, and you need reserves in case it all doesn't go as planned.3.

I have family in Fl and grew up there.I have enough saved for a down payment, FHA or conventional up to 50k.

Also, the builder is going to need periodic payment draws as the project progresses.

Hmmm...To calculate the interest earned by an investment of $25 per month at 5% interest per year where you make a year's worth of payments, you take the first payment and add one month's interest to it ($25 x 5% x 1/12).

Now I think your specific question is how do these cap ex items change over the evolution of construction and are there certain dates that we might see a change in method.

I think what I will do is, as some of you already mentioned1. reach out to some here who offered to help2. read the tax forum and find CPAs that I think has provided good guidelines and see whether I can get an initial consultation with themI know they can add value to my situation but unless I believe they can add long term value that will justify my payment, I'm not willing to commit to them.