If you go with Hard/Private money to start, you are still going to need some form of traditional financing when the project is done. 

From tax benefits, to leaning on GP's that you can build trust in, passive investing through real estate can certainly outperform many of the more traditional ways to invest.Thanks again Justin!

The home was built in 2018 so the major items on the home A/C, roof, water heater all have more than enough life expectancy left. 11/month HOA, 4,000/month CDD.

I've heard a few strategies that even those houses can be profitable, just not in traditional strategies.  

I'm house hacking so not exactly the traditional BRRR deal.

Yes, aware of those items.

If I were a betting man, I would bet (based on the list you gave me of items to be rehabbed, the actual rehab amount will be somewhere "far" north of that $200k number.Next, what the property, or any property was first listed for means nothing...less than nothing. 

You also have portfolio/private lenders, seller-financing and other non-traditional methods once you reach that cap. 

As for having the company first, if you want to finance everything together including your SFRs I’d wait, otherwise if you plan to make a purchase within the next few months, then yes get it open and have one less item on the list.Best deals I am seeing are heavy renovations.Example 22 unit: buy $607, Fix $500, ARV $2mmRefinance $1.4mm :)

You typically have to give notice by certified mail, publish notice in a paper, and then can auction the items off.