Your offer for analysis is very kind and much appreciated.  2) Your point of throwing summer revenue at debt is absolutely what I had planned.  

Think about your investing plan and which should come first: stock growth or cash flow.Think on being diversified.

So, pre-purchase I use this estimate and then once I have the deal under contract I can use the time between then and closing to firm my plans up.

Almost ever single time I see people bid way more than I think they should, I'll ask them what the plan is for the property after the auction. 

., if they're the selling agent or own the construction company, etc.)If all estimates go to plan, then the 55% net profit should provide an 18% annualized ROI for the $1M, but likely lower.

All three houses cashflow and she is not interested in selling at all as this is her retirement plan and main source of income, however due to excess cc debt, a high DTI, low credit score and lack of financing options, she is extremely cash poor. she is at the point where she could and I think should declare bankruptcy on those cc's, and move the houses out of her name. in order to get financing, all houses need to be in LLCs, which they aren't.in order to kill a couple birds with one stone, my mind goes straight to 1.

If you plan to invest close to the bay area, I suggest looking at Brentwood.

If you use onsite PM, don't plan on buying a yacht with your earnings :)

This helps me project probable total cash flow in a future year which helps me understand how to plan.

Since you say you are putting together an "investor pool" I'd highly recommend having a securities lawyer go over all your plans to date.