Owner pays for all materials and manager provides labor.

I get annoyed when people blame “material costs”.

I kept the cost of materials low and focused mainly on the lower level with as handful of updates upstairs.

@Donte HandyWhat was the split on labor and materials?

Usually those materialize as a result of one person owning vacant land and another having a large amount of experience in construction and the permitting process.

Right now I am just looking to jump in to get some practical knowledge and experience outside of the reading materials provided on this site.

So Michael, your plan is very doable, it may take a bit longer than you think and it might materialize in a different shape then you imagine right now, but it's a great direction and it sounds like you are fueled by passion, which in my opinion is what makes the difference and answers Brandon Turners usual questions: what do you think seperates the successful investors from those who fail or give up? 

Do hard money does zero down or so they say.. you have to send them 3k for their materials that help you be a flipper.. many hard money lenders will fund deals 100% for their best clients..

They can support you with back end materials, marketing strategies, trainings, etc. but it is up to you to procure the business and whatever they can add is a bonus. 

The education material and classes often don't correlate to the test-material, there are a lot of gaps that would in-theory be filled-in by industry experience (catch-22?).