I decided not go to with it as the cost to convert from that system to A/C is hard to estimate.

I'll be using 100k or so of fund from hard money since it's a bit out of my cash range.

I know it’s hard for noobs to get in the game...I’m there myself.

And I work hard for owners/investors to cash flow their properties and minimize expenses as a PM. 

I’m looking to use hard money lending to get the property and to renovate.

@Jonathan Edmund throw out the 70% rule and do the hard math.

It's a tough market trying to buy for cash I can't imagine how hard it would be waiting on a loan.  

I've got a potential hard money lender whos willing to help me with the rehab cost but before we can make that happen he needs as an assurance from me to provide in writing a bank who's willing to refinance the property after it's been rehabbed.

@John Stoeber, Yes, I've seen operators acquire management companies and I've seen them start their own management companies (as did we).Starting your own management company when you invest locally is hard enough, creating one on a national scale is a whole different animal. 

Still, it's cheaper than hard money.The $100,000/$1,000 is a popular metric to qualify a property.