Where I give him the down payment for instance on a 2,3, or 4 plex and he gets the loan in his name (lower down payment Better terms) and moves in and then overseas the rentals and doing upgrades and repairs.

I did some more research and it looks like in Colorado you can charge them a reasonable amount for the time it takes us to clean and repair which we definitely will do and if they're not ready for a final walk through(which apparently we aren't required to do) then they don't get one after May 31. 

If it's $20K in repairs, then you might net $61K over what you paid.At $30K in repairs, you would still net $51K , right?

All seem to run the normal 90% of purchase and repairs up to 70-75% ARV and will take first position on the lien.  

If you separate, do you take money out of your personal bank for repairs on the rental or out of the bank account for the rental.

I'm a new investor looking to purchase single family homes in need of repairs.

You are already accounting for repairs and CapEX... not understanding why an additional 10% would need to come out.

This is after piti, any utilities, and repair budget.

Your CapEx and Repair percentages (3%) are too low.  

the above property is in my IRA, however, it needed some additional repairs that i had to pay out of pocket.