Good points, I would just insert that most delays nowadays are not the fault of the contractor, but rather the customer who is constantly changing things in the original scope of work.

We just purchased a live-in flip that was originally a SFH, then was converted into a duplex, and we are converting it back into a sfh.

Given your experience and strong financials, you have some solid options:Commercial or Portfolio Loan: These are tailored for investors and can help you avoid personal guarantees, especially since you have an LLC.BRRRR Loan (Buy, Rehab, Rent, Refinance, Repeat): Some lenders offer BRRRR-specific loans with funding for purchase and rehab, allowing you to refinance based on the new ARV once stabilized.HELOC or Cash-Out Refi on Current Rentals: Tap into the equity on your single-family rentals to secure funding for the 4-plex purchase and rehab without high origination fees.Each has pros depending on your cash flow goals and timeline.

Originally posted by @JD Gunter:I use Excel to track ROI all the time.

I suppose you are referring to origination, right? 

I originally paid $250/yr, now its $10,000/yr and rising.

Poor wording in the original post.I emailed the CPA and said that the advise does not seem to be correct and received the following response:"Forming an LLC alone doesn't automatically turn passive losses into active losses.

For example if you are planning a house hack using a conventional conforming loan then your down payment will need to be "seasoned" and sitting in an account for some months.The origins need to be traceable for 2 reasons.

My wife sent him the original bid of the other plumber and he has not got back with us yet.

Most lenders will want to see the original operating agreement if it's an older entity to prevent the borrower from adding someone on the operating agreement to qualify for the loan.