Then think about putting extra things for safety such as lights that turn on when they sense movement or an alarm system.

When conducting a BRRRR of a property that a bank only allows a commercial mortgage on (4+ units), the ways to add value are much more straightforward than a smaller multi-family.

The 15% return on the investment should allow you to repay the loan from the investment.

I have never used, but the retail landlord I used to work for uses DashComm to allow their tenants to pay rent and report sales.https://www.phillipsedison.com/neighbors/dashcommAgain, this was not rolled out when I worked there many years ago, but I know a vast majority of their tenants have escalation clauses, NNN's, some properties have utility pass throughs that vary each month, etc.I will also say, for what it is worth, they had a full AR department that would mail out statements every month to every tenant.  

Then use that money to buy properties in cash from motivated sellers, close the purchase super fast (use this to your negotiating advantage to make the deal more profitable), rehab (target a light-moderate job mostly cosmetic), and then you might be able to BRRRR profit but if it's not THAT profitable, then sell.

First, the lender will probably be willing to allow the buyer to qualify for the mortgage, at a somewhat higher interest rate.  

And depending on the locality, some only allow you to act as a GC on your personal residence, not on investment properties.

However we have been having trouble finding a lender that is willing to allow us to get the full 80 percent loan to value in a refinance.

Tenancy in common gives more control over what happens after death, allowing you to specify beneficiaries or sell your share separately.

The investor starts with their own funds before we allow a draw and we will have inspections done as well to confirm work is complete.