Let me first provide a little context on where we are at with the deal and the overall condition of the property.My intention: Primary residence- 2 yrs, then rentalLocation: Denver, CO (Very high growth neighborhood, this deal was almost all dumb luck...)Condition: House is B Class, recently remodeled, 3br, 2ba, huge yard, carport, shed, new roof, everything about this house is above and beyond what I consider move in ready.Asking price:  $399,000Days on Market: 27My Offer: $375,00 (Accepted)Contingencies: Inspection, Appraisal and Seller allowed to live in the property for 9 months after closing while new build is being completed.The seller is in a position where they need capital to finance and complete the build that has already broken ground on their new home. 

"Ya know I can do this for 8K for the kitchen and 6K for a roof, throw in 10K for some misc.....Bah Lets call it 30K in repairs."

Yes you have 1 roof (maybe), but you still have 2x the tenants and 2x the toilets and all the responsibility for the 3am phone calls....

I have a sub-contractor that will MAKE time for my projects because he knows he can make money and won’t be beat down on everything.

I am based in LA, but pursuing properties outside of LA for my first projects.  

That way your first project isnt high dollar amounts and less risk to you. 

Are there any lenders who really fund a project before work is started?

What I equate completely renovated to is they replaced all plumbing, electrical, heating and air, water heater, new roof, new siding,etc.

We are set to close on this house/lot in 28 days (July 26th) so need to work on the demo plans, permitting, architecture, etc but need to hire the right team to run this project on time / on budget.  

@Peter BuiHis total Project Investment was $52K ($20K Purchase price, $2K Closing Costs, $30K Rehab estimate).