While I was doing that I saved a chunk of money.

"Since I will be putting ____ amount of money in the property, I would like no payments for ___ months... etc.

Is your money with a certified 1031 exchange holder now? 

As rehab progressed and the HML paid out the 82K progress payments, she took that money and paid out her outstanding dues on other projects.

Sell for $400k, he'll carry $100k of that interest only, and gift 10k/year for 10 years.I really don't want to pass this up, but putting in the amount of money needed for a tiny bit of cash flow, or losing money each month for a couple years would risk running out of money and pushing me back to a regular job.Would you pass on it? 

You need to buy in cash and you need to rehab in cash and then quickly move to recycle your money. 

It costs #10,000 and he ghosts you after he receives the money. 

  $2,000 is a lot of money.  

No matter how much money I may have I just can't justify buying a $90k car or a $1400 per month lease payment.

Don't be an absentee landlord... it costs a lot of money...