@Wesin NurThe 1% rule is just a general rule.with all things being equal, good neighborhoods will have a lower % than areas with a bad neighborhood.Good neighborhoods normally require less upkeep and may survive by collecting less than the 1%You also want to determine what the costs normally are for items such as real estate taxes and insurance.If you are in an area with a high property tax / insurance, it will likely be harder for you to cash flow at less than 1%.

Right now I am looking into a structure like this:-Borrow from an individual with an IRA -> convert to a SDIRA-Make loan interest and principle payable at the end of term (because it's an IRA)-Structure similar to a construction loan with monthly drawdowns of about $5k for the highest probability of success with direct mail-Possibility for an equity component: pledge a percentage of profit along with normal interest in the promissory note (a joint venture)Would this be attractive to a potential investor considering I am wholesaling in California and the average fee is $15k-$20k on the lower end?

Typically 20 degrees cooler is the normal. 

Therefore if you work a normal 40-hour/week job, it's very unlikely that you spent 41+ hours/week on RE.

According to Showingtime, showings in May just about returned to their normal 2019 levels.

He have me credits for the normal package they use and I added about $10K for stainless steel, ceiling fans, security fence, stained concreate floors.

In a short time, things will go back to normal and 20% DP's will come back to life.

Payments that you make normally fall into one of 3 buckets100% of the payment can be factored in somewhere on the returnPartial payment can be factored somewhere on the return0% of the payment can be factored in somewhere on the returnHouse-hacking also has considerable tax implications in the event that you want to sell this property.You can potentially defer a portion or all of the gain on the investment property with 1031 exclusion.You can potentially exclude a portion or all of the gain on the personal residence with section 121 exclusionThe answer to your $10,000 question is it depends on if the unit is in service and what the breakdown of the $10,000 is(repair vs improvement) and if there is any safe harbor/election to currently expense the items.

I looked into mixed use properties, where the downstairs is commercial and upstairs residential, found normally in downtown areas of small towns.

The program will allow the homeowner and the GNA to split the profits that would normally go to a bank to accomplish the same process as home equity lines of credit, but also provide the actual process of how to effectively use that money to maintain the home.