There is poor correlation between initial cash flow and actual long term cash flow.

We dropped to my initial suggested price and phone rang off the hook and we got it leased to what I hope will be a great long term tenant.   

Initial work that needs to be completed is approximately 15-20k.

What was the initial ARV when you first analyzed vs today?

My goal is to scale beyond single-family rentals and small multifamily units, and I'm eager to learn how investors break into the larger apartment complex deals—especially using other people’s money or with a low initial investment.I'm open to syndications, joint ventures (JVs), and partnership structures that allow for a lower capital outlay while maximizing potential upside.

Quote from @Diana Palavra: My specific questions for experienced flippers:The Process: Do you rely on your own "napkin math" to estimate repairs during the initial showing, submit the offer, and then bring in contractors for hard quotes during the inspection period?

I estimate total construction costs will be around $1.3M–$1.4M.His initial idea is for me to cover the construction costs, and then we split the profit once the project is sold.How would you recommend structuring this deal?

The project is fully teed up and ready to start.Investment Structure:$25K–$250K initial capital100% reimbursed in 60–90 days at construction loan closing12% returnOR50/50 partnership for long-term income + cash-out refiWhy Commerce?

How did you structure it initially?

The project is fully teed up and ready to start.Investment Structure:$25K–$250K initial capital100% reimbursed in 60–90 days at construction loan closing12% returnOR50/50 partnership for long-term income + cash-out refiWhy Commerce?