As well, I would not recommend buying a cashflow negative property, or even breakeven for that matter, as there are lots of places to buy at positive cashflow - unless you have endless cash reserves and money is not a concern for you.

There is no money in that business. 

The Emergency Rental Assistance Program has a ton of money still available and they are granting people up to the full amount of unpaid rent AND up to three months of future rent.

Of course, sometimes it's difficult to sell a house this way if you have alot of equity since the buyer will have to come to the closing table with that amount of money before assuming the loan.   

Can you purchase a property with a Hard Money loan and then refinance into a different type of loan to have a lower interest rate?

Make and keep a spreadsheet to track the money --- upgrades should be well thought out and always add value.

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So they raised money when they needed to from friends and family, referral network, etc, then got back to running deals.  

There is still money to be made in those areas.  

I don't have the capitol right now to spend a ton of money on software.