Your rate will probably go up a full percentage point.  

A house that's been full rehabbed, painted with our choice of colors?

That is a big sticking point with me is the non-compete, but I also will be working a full time job and most of the projects I will be overseeing.We had first discussed a line of credit and I pay pack interest on what I take, for ex. if I bought a house for 70k and needed 30 k reno, I would borrow the 100k, then pay back 10% on that plus 15% of the profit. 

Brand new on the site and first post.My young adult son is on the autism spectrum, and with those challenges, is having some difficulties getting higher paying jobs/positions. 

You can have someone whom doesn't work and section 8 pays the full amount of the rent each month however the con is they might be in your apartment all day. 

If they're on disability and don't have a job or a large volunteer commitment and they're not obviously physically disabled, get a full confidentiality release of their mental health history so you can determine if you can cope with having them as a tenant. 

For example, I've read on another BP thread that if you buy a $100k property and use only $20k as a down-payment, and $80k in debt from either a private lender or bank, that you would then be required to invest only $20k to improve the property (not a full $100k as others have suggested).Those are just basic number to get the gist across. 

I will soon have a $100k downpayment going into new primary home which will still leave me with $200k cash that I can use as capital.  How would you invest?  Do I still need a normal w-2 job  or can I live and grow ex...

Commercial rates on SFRs are somewhere between conventional full doc loans and hard money. 

I've driven them both during the day and they seem a little crowded with multifamily houses and overall busy but I don't think that necessarily means they're terrible areas full of bad tenants.