Re: how do i plan on structuring my investments to give me that flexibility, still a work in progress!

Leasing & ScreeningHow do you screen tenants, verify income, handle vouchers (if applicable), and set rent pricing?

Seeing progress in this tough buying market?

Builders risk coverage during construction, understanding allowable vacancy periods in the policy and securing vacant property coverage when applicable, and always maintaining general liability coverage alongside the property policy.Umbrella coverage is simply excess general liability coverage.

You will still need cash for a down payment and to kick off renovations, though — most hard/private money is reimbursement-based, so you front the initial work and get paid back as you progress. 

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

This is all very good info, and applicable to many markets.

Over the last two years I have progressively invested more and more time learning, watching markets, modeling out deals & back testing previously sold properties vs rental listings, etc.

My designer tends to use Wayfair, and commercial application wherever possibly i.e. frame/headboard, couches (anything sat or laid on).

The loan application and underwriting goes on behind the scenes but isn't on the critical path to getting you to closing until the final days.