Usually, the exit, whether it's a refi or sale, should produce more gain than the cash flow.

There are definitely paths in RE that can produce incredible returns.  

It's true to factor in vacancies if more than one go vacant but it would be the same with brrrr since after you get more than property on a loan same issue.My goal is to replace my W2 income so I need more properties that produce cash flow.

There is no guarantee whatsoever that this project will produce profit.

Because you've built that equity, but you also have the ability to adjust how much of that equity you keep in the property when you transition out of the construction loan into a more permanent loan to produce more cash flow.#3: Are you going to self-manage or hire it out?

Small business side is producing $2,570 a month.

However, I'm looking at creative ways to produce cash flow with little to no cash down. 

If he is producing double digit cash on cash, IRR, or annual ROI on a consistent basis kudos.

There is also VinFast, WolfSpeed, the Toyota Battery Plant, ... large pharmaceutical companies, manufacturers, energy producers, and a diverse cross section of other industries who are moving to or expanding within an hour of Raleigh.

I also recommend looking at other markets where your dollar goes farther and is more likely to produce a positive cash flow and move you towards your goals.1.