@Michael Yu what was wrong with the lender that suggested the delayed financing in the first place?

If you talked to someone and they couldn't answer your questions, it's the wrong person. 

But with the available flips right now and old homes, it would be wrong to do so immediately. 

It's been 4+ year of investing and I only have 45,000 cash and a business that makes good money and gives me a lot of free time. 
Am I grateful for what I have of course I am. I only have one problem that is a little...

Perhaps my method of running the numbers is wrong, I'm forgetting something or the local market is missing a massive deal.

We don’t know any PMCs to recommend in the orange county area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

If an increasing number of units is the reason for outsourcing (what I would assume, correct me if I'm wrong), what do you foresee that number of units to be?

Do you have soils reports ?

I got it rented May 1 and the cash flow is about $500 per month so right now I don't have much profit saved up to cover it but if it can wait a year, I should be able to cover the cost as long as nothing else goes wrong.

@Noah McPherson you manage BRRR financing the right way by paying cash for the asset, doing the rehab in cash and taking out a loan after.Far to many things can go wrong on a BRRR for a high interest rate HML.If you don’t have the cash to BRRR, buy a low risk double… wait 7-10 years, refinance, take a HELOC and BRRR with your own money.Tried and true formula to safe wealth building.