The project has been going well.A couple months after closing on the 15 unit, the broker brought us a pocket listing that he had just come across.

Or is it as simple as taking funds, putting in a separate account and using it on certain projects and paying back at the end of the term agreed upon?

they were in business 20 some years took in 100 of millions in due diligence fee's at 5 to 10k a piece.. there targets were newbie developers who had bigger complicated projects that no one would fund when you have little to no experience. 

I have been laughed at, ridiculed, and been told that wont work, by the people with paralysis of analysis.  

The bank is going to loan based off the projected income so the higher the rent, the better the appraisal!

I am local and good with analysis and hands-on/maintenance.

Since you asked...Our focus for this winter/spring is a mixed use project...we bought a hotel built in 1870 through a purchase money mortgage...we're adding 3 high-end guest suites for a BnB, building in a 2BR apartment for stable cash flow, and opening a gallery for the local artist community...we have plans for a tap room or wine bar in the future at the same site as well...

Yes, I keep track of prices at the big box stores and set a conservative budget on each project.

Although I could have financed the entire project myself and just hired him.

I established a team at location and would like to bounce my numbers off the BP community and would like to know if I am leaving anything out.PURCHASE PRICE: $195,000PURCHASE CLOSING COSTS $3,000ESTIMATED REPAIRS $50,000TOTAL PROJECT COSTS $248,000AFTER REPAIR VALUE $373,968DOWN PAYMENT $19,500LOAN AMOUNT $225,000LOAN POINTS 2%AMORTIZED OVER 1YRLOAN INTEREST RATE 12%NEEDED FOR CLOSING $25,000/ r