We are enjoying a massive boom.

But now I have to pay them off within those 7 years to avoid massive interest rate jump.)

I know there are multiple ways to get money for a project but I prefer traditional to get started

Ss I have gotten further into the project and I am seeing the reality of the numbers (including taxes), it has made me question if I would be better off to do a cash out refi at 6 months and then sell after the first lease ends to maximize the payout and reduce the taxes.

At the end of the day that is my job (yes an estimator), so mainly my job is looking at a project and coming up with a price and make a profit after all the work is done.

I think this project would be perfect for the  BRRRR strategy.

Here's my projections at $550/unitX9units https://www.biggerpockets.com/calculators/shared/670648/6652d312-c6e0-4ed9-ae1e-6c67df1426fc Since they are 1bd/1bath and the are is a "c" the turn over may be high. 

If you flip because you love the excitement of getting started on a new project only, go for it. 

Use consolidation and changing classes to end up with truly passive real estate investments like the DSTs that @Matt K. referenced or TIC projects - All passive. 

I'm confident it'd go for $1,650 under most circumstances, but I was not sure how much the school year starting would potentially delay renting it out.Even at $1,600, it'd still be above our initial projections and I'm anxious to get started on the next one once this ones finished up.