You need: 1) a solid, foolproof way to estimate so you actually make money, 2) a comprehensive and exhaustive Scope Of Work, 3) a good looking Proposal, 4) a legal Contract for your state that protects both you and the customer, 5) Change orders that document both cost and time increases, 6) professional invoices and receipts, 7) all the appropriate lien releases etc.Actually knowing to be the perfect carpenter comes a distant second......

Assuming 600 sq ft apartments:Lighting 1,800Small Appliance 3,000Refrigerator 1,400Microwave 1,400Stove 12,000Heat 5,000 (assumed)(A/C not calculated since smaller than heat)(Assuming no disposals, exhaust fans, or other built in appliances.) 

I know I can always bring on partners to get the loan, but I want to exhaust the access to private money idea before I go that direction.

I have a four unit multi-family property and aside from a window in each of the bathrooms there is no exhaust fan.

We can scrape together the 20% downpay, but it would exhaust almost all our savings, allowing us to lock in the current 4% 30 year mortgage.

Being closer to the city will also probably give you more appreciation/rent growth long term especially if you can get into the right area.Areas like (not an exhaustive list) Beechview, Southside Slopes, better sections of Carrick, Westwood, Oakwood, Crafton Heights, nicer parts of Sheraden up the hill, Brighton Heights, Coraopolis, Troy Hill, Millvale, Etna, Munhall, better sections of Homestead, better sections of Swissvale, Ambridge, Verona, better neighborhoods in Penn Hills could all be potential options for you.

Bathroom exhaust fans are also a prime location to sample.

They were either elderly folks living on a small pension or exhausted people living paycheck to paycheck.

@Derek McInnis   I would exhaust all your local resources.. person to person resources and then read about the people you want to become.  

I've exhausted all other options.