So your 100% criteria must fall in that 65% project cost bucket or else you don't get the 100%.For the Buy and Rehab portions of the BRRRR, a personal private money relationship works best that will pick up 100% of the costs and even let you roll the payments into the back.  

Your $2.3 million figure is a drop in the bucket from what I’ve discovered. 

My buddy put on a tyvek suit and armed himself with a hammer, a razor knife, a 5 gallon bucket and a ladder.

That’s where most errors happen.A few quick wins either way:• Track each property separately• Keep rehab costs in their own bucket• Use QB bank rules to automate as much as possibleIf you want, I’m happy to share what setup I see working best for small teams juggling multiple projects.

The reasons I bought my last 2 in cash was both to re-balance my buckets based on my AA which had become TSM-index fund heavy and also to avoid the current mortgage interest rates.

On the delinquency question - aging buckets (30/60/90) are more actionable than total past due.

From that point, track costs/improvements in three separate buckets: House, Garage/ADU and Shared.

You’re exactly right, the disconnect usually isn’t the deal, it’s what return bucket people expect it to show up in.A lot of newer investors are underwriting every deal like it needs to cash-flow day one, when in reality some of the best deals are balance-sheet plays first (rate, debt position, equity), then cash flow later through rent growth or refi.This is actually what I spend most of my time helping investors with, pressure-testing assumptions so they understand where the risk really is instead of just killing deals because the spreadsheet says “negative.”If you ever want a second set of eyes on a deal, happy to look at it.

And the public throws us all in one bucket, polititians pick up on angry voters and stupid policy is what happens next..I agree Marcus, although with the 1 adjustment that it's not fault of OOS, it's instead the Extractor "investors" vs Operator Investors.

Compared to what you did which was househack a small  multi and the absolute best way for someone to buy their first property full stop.while there will be sub to deals out there they will a a very tiny fraction of the RE market as a whole so your fishing in a bucket instead of the lake..