A good realtor should be able to negotiate things like closing date (on maybe the 6th or 7th of the month), seller carry back if needed (or useful), personal property to be included in the price, closing costs, buyer credits back for items in need of repair, home warranty, the list goes on.  

If the partnership is set up using an LLC then the LLC would issue K-1's based on the ownership percentages and it includes guaranteed payments to partners for loans. 

Borrowers from participating FHA-approved lenders are eligible for 100 percent financing, including closing costs; Making insurance available for both mortgages and home rehabilitation – HUD's Section 203(k) loan program enables those who have lost their homes to finance the purchase or refinance of a house along with its repair through a single mortgage.

Market was at $1200.I managed to rent out the vacant unit at $1300 including $100 water garbage sewer.Starting this September, i increased the old tenant's rent to $1025 including $100 water garbage sewer.

You will start having income from the apartments and still have cash earning a decent yield that you can use if you need it.There is no one pile of chips that gets you to the other side.

Yes, Notes pay for everything for me, including some debt.

Additionally, I did not see you include any Holding or closing costs in your data.  

@Corey Collins, in your example of ARV = $170k (which is determined by your Refi Lender's appraisal), your ALL-IN cost (including rehab) should be no more than $119k, because you can't count on getting higher than a 70% REALISTIC Refi.eg.

You may be able to charge some of it back to the Tenant by having a flat fee for the water/sewer/garbage that is most likely included in the HOA fee. 

I write the contract up for the off-market seller and include the commission to buyer on there.