To ensure I do not go underwater on my first deal I have decided to just eat the extra cost of a GC, but make sure I get my money's worth by learning from him and his guys as they work.

It won't have positive rental income for tax purposes for a couple of years (expenses will eat up most of it while we get the occupancy and rates up).  

So in essence it is a way to have your cake and eat it to (although I've been pondering all day why I would want to have cake and not eat it...). 

I have been able to cash out after a year but I'm typically all in at 60% ARV and they allow cash out up to 70% ARV after 1 year of seasoning.I typically only pull back out 60% because that's the tipping point where any more starts eating into my cash flow.Jeff V

Nowadays, people want an area to eat at the bar in the kitchen, especially family type homes. 

Even the nice places to eat and the clubs and the breweries are closing down in Murray Hill because of the crime.. 2 to 3 times a week you can read on the news of various problems happening in Murray Hill...

It didn't take long for me to identify the menial tasks that were eating up my time but could be done by any trained monkey.

Hard money would probably be my last approach as they have the highest interest rates, along with origination fees/points, I have seen some hard money lenders charge 3/4% points on the loans along with 10-14% interest which could very quickly eat up your profits. 

That can eat into your cash flow. 

Again, I don’t know squat about leaving/eating/breathing your market so just take these generalities...as...generalities.