Thomas,Thanks so much for all this info, I can tell this wouldn't be your first rodeo like myself.I also hear Josh and Brandon going thru the list of numbers they would calculate to know what their MAO would be also.This is slow going for me,i have a tendency to over analyze to where I talk myself out of it or lose it because wasn't quick enough.Im kinda wondering since I don't have a partner,with this being my first flip that with all the fees,commissons,holding cost etc.. would be to much to start out with.Even though this property would reap a great pay check due to its lake front and when a piece of property is up for sale they sell quick.I think a banker or hard money loan would love this kinda loan all day long.Way off subject do you have any holdings in Texas? I have thoughts about a undeveloped parcel of land,that would be perfect for a Self Storage.Theirs like 2-300 apartments next door and also in process of building a planned development of homes across the street,not sure of how many or price range. I got some great ideas,just wish had a partner to team up with to share the whole process with to flourish and proper together on each others strenths and weaknesses.Any thoughts or advice would be greatly appreciated.