Oh yeah, there's that pesky risk factor which means you may end up with $0.    

I actually used vistaprint to design my own postcard.

If you switched sides in your scenario and were the person lending the money, would you feel comfortable with all factors being considered?

You aren't factoring in property management which would be another $260.  

Loan to experienced flippers first, watch the renovation process up close (it's a lot different than it looks on TV), then try one yourself once you feel comfortable dealing with contractors, vendors, designing, etc.

For information on how that applies to your case, seek out an attorney, but the beneficiary designations are related to this distinction. 

The answer to this question depends on a number of factors that are specific to your situation.

First and foremost I will also let you know, that I am a licensed attorney in Florida and have designed my program to alleviate some of your "concerns".  

I've managed the design and construction of commercial projects ranging from $40-750M.

If you move a sewer stack you'll have roof repairs to factor in as well.