If you’re thinking about a house hack and want a “nicer” town or good school district, then that’s going be different altogether.

When I bought a two flat in Chicago, our lender was satisfied with a LOE stating funds ($25k) were gifts to my wife and I (12,500 each). 

So, your cashflow looks more like:Ins= $50Tax= $70Mgmt= $73 (likely more if they charge a lease signing fee, and not just flat 10%).Vacancy/M&R= $109CAPEX= $150 (likely more)Total= $725 minus $452 = $273 monthly cashflow.

How do you pay your Bird Dogs? I have friends who are constantly on the road and in Northern NJ I often take Uber or Lyft etc. They all seem like they could be leveraged for your business just not sure how to pay them?

HUGE flats (over 1500 square feet each) in the heart of Hawthorne.

No none sense 10% flat rate.

And, I have an amazing PM that charges me a flat 6%.  

It sounds like you want to work with them so just try to work it out where it benefits you both whether that's a flat fee or % of rehab costs or a % at the end.  

I normally charge about $45 per hour for my time, management and supervision on projects or a flat weekly rate that amounts to about 50 hours per week @ $45.

They were done as follows:1) We gave a 90 day loan with a flat interest amount for a rental purchase.