I am willing to take more risk on commercial if I have solid strategies for improving NOI.

Is that "crazy" or is that a solid investment of time and money?  

Be very careful that you have the correct address/contact info for recipient - if you send money via Zelle to the wrong party, there is no recourse - you may not get it back. 

Pick a solid B-Class suburban area.

Dealing with a builder during the sale process was tough.... and dealing with them after hasn't been fun either....Hopefully the next time, I'll find a builder who actually cares about what he's building and be a solid collaborator before/during/after the sale....

Hi Mark,It sounds like you've already received a solid base knowledge from a few books you've read! 

Some items are  easy, you can get taxes for every property, get a quote for insurance and that number is solid.

I have a solid deal with a private investor supplying the cash for down payment.The cashflow is around 8.5% Cash on cash.How much money should I be giving him for his 100,000 promissary note / investment ?

Pick a solid B-Class suburban area.

Then find a brokerage that will provide a solid training program to get you started.