This implies that if the $50K effort only returned $75K of value I would not be getting any recovery of the initial investment. 4) any significant value add has risk. 

You could file a complaint, but before you do consider a few things:(Note - my knowledge is based on the rules in AZ but most states are pretty similar)1) Investors are not eligible for payouts from the Recovery Fund, so filing a complaint to the state licensing agency will get you precisely $0 unless you plan to use this property as your primary residence. 2) Based on the original post, the only strike against him is that he went over schedule.

Easy for professionals, especially athletes , to qualify as a pro RE, given the amount of time necessary to manage construction and ongoing management of STVRs.

Both the tenant and landlord should be reminded at least once or more per day, ideally not just by email, but also texts and canned telephone messages.I became of aware of this flaw recently when I was in the middle of difficult overseas travel and the ensuing recovery from jet lag and failed to realize that a tenant had not paid until the end of the month!  

Your "recovery" of the cost of those points comes in tiny little $31 increments over a 42 month span. 

I miss the athletes I have worked with over the years.

It seems Panama City takes a while from recovery of the last hurricane?

If that cash is restricted to, and it should be, the DP, then that is the total cost to the REI of that home.Example:  $100k home(s); CF/each home = $10k/yr before financing;  Available cash at start = $100kOption 1:  Buy all cash then refi1 - Spend $100k on home, in cash2 - REFI at 75% in 6 months3 - Cash Out = $75k4 - 6 months CF = $5k5 - CF after refi = $6k/yr6 - 6 months CF after refi = $3007 - Number of homes bought = 18 - Total CF 1st year = $8000 9 - PV/home = $100k; Total PV = $100k10 - Total Cash available after year 1 = $83,00011 - Cash needed for next purchase = $100k12 - Time to next purchase = 6 months13 - Time to recovery of cash/cost and start of profit =  6 monthsOption 2: Buy 20% DP and finance the rest1 - Spend $20k on home, in cash, for DP2 - Loan at 80% at purchase3 - Cash still available = $75k4 - Loan pmt/yr = $5k5 - CF/year = $5k/yr6 - 12 months CF after purchase = $50007 - Number of homes bought = 5 8 - Total CF 1st year = $25,0009 - PV/home = $100k; Total PV = $500k10 - Total Cash available after year 1 = $25,00011 - Cash needed for next purchase = $20k12 - Time to next purchase = less than 1 year13 - Time to recovery of cash/cost and start of profit = 4 months

We get a ton of traffic for the good athletics of OSU.

My goal is to meet more like minded people that I can use my background in HR and financial education to help, and ultimately be a part of a dream team of investors looking to make Columbus (and eventually Cleveland, Cincinnati) better places to live, work and play.When not learning about real estate, I teach yoga for athletes and run a cleaning company.