Other considerations that should influence cost of equity: GP track record; if there were heavy lift entitlements completed by the GP before capital partner entry; financing terms secured by the GP (often closely associated with imputed equity generated through entitlements); general market or economic conditions are a few to come to mind.

A bit like having a health coach sit in on your doctor's appointment to ask the questions you might not have thought to ask.

One thing I wish I knew early on was that there are always deals, no matter the broader market conditions.

That is when I asked the first contractor to check who said the roof is in a disaster condition and he can fix it for 700 which lasts 1, 2 years(or do repl;acement for 14400).

I would love to be a resource for you as a lender, and I actually also have a masters in mental health counseling.

@Dan LuoHard money could be an option, but it really depends on the ARV, current condition, loan terms, and your exit strategy.

Basically in my lease terms the renters are responsible for returning in the same condition minus normal wear and tear.  

We tested a conditional guarantee with a few clients, but found it attracted people like the one who posted above that attempted to check off the boxes in the guarantee instead of completing our training, joining our zoom calls and letting us guide them on their commercial investing journey.

So I can take any property, in any condition, in any market, and I can "cook the books" to make Cash-Flow look any way I want, good or bad, simply by adjusting 1 number. 

I first review the sales and/or rent comps, next I review the property condition or get an estimated rehab budget, then I review any other costs such as eviction or liens, and finally I set myself a max offer price.