I not so sure that it's excessive though.I think the main thing that's slowing you down is the crime in the area. 

No long term equity gain and deal flow is running thin  .We are looking to scale to within 5 yrs, $1,5-$2m equity, $6-8m value, and $75k/yr cash flow  great credit, incredible k1 real estate investments but figuring out next stage of life  However, we are looking to take our vision, establish additional $3m personal capital, and $20m in lending value. 

So, the office and gym are in the approval stage.

We used a staging company called Vintage Mill Market and they did a fabulous job!

There are Excess/Surplus lines companies that will write most properties. 

We are in the beginning stages of starting this project.

I'm in the very early stages of researching this, though.I'm interested to hear what those with more experience would do in this situation.

Im still in the rehab stage Lessons learned?

Custom flooring, paint, updated fixtures and completed bathroom refreshes, proper staging.

So always buy excess materials to save time and money.