Choosing between investing out of state and house hacking locally involves weighing various factors.

Of course that excludes all the regular risk factors that affect the entire country or the world and real estate anywhere. 

Now, comparing a Living Trust and an LLC for commercial property:For a Living Trust, the pros include estate planning benefits and no immediate impact on property taxes.

Don't we all wish that all rental properties would cover the expenses no matter what.There are TONS of variables to factor in (price point, area, market, condition, etc), but at least in my market (Indianapolis) the rents on a SFR often do not cover all expenses.

Hard money lenders and private lending institutions/businesses will loan up to 70% of arv including rehab cost. 

Its pushing your boundaries and stepping out of your comfort zone.I once heard the quote "Nothing in life worth having is easy, that includes happiness."

That would need to be factored in. 2.

The hourly ones have expected completion times based on sqft and bedroom/bath sizes so they really cannot take too much of an advantage, and even if they did we are covered by cleaning fee (all of this has been factored in already).Most hotels staff in house to the point of their lowest occupancy months and bring in contractors at times of higher occupancy, so we are trying to follow this model somewhat.

Went from an 800 to 500 credit score as I paid off/transferred all of my partners/gfs debt including auto loan over to my name to position her to borrow heavily to gain access to as much cash as possible to get us up and running.

I have a demanding career, family life, and hobbies that do not include home improvement.