I've had a strong career in nonprofit management that's taught me a lot of hard and soft skills that translate to real estate very well.

I would expect the stemless would be even tougher.https://www.walmart.com/ip/Lum...Amazon is selling the 24 pack of Sylvania LED 60w 2700k soft white bulbs for $22.78.

I am not sure I can recommend buying turnkey as the companies that I know are focused more on new construction, with almost no cash flow when properly accounting for soft costs or they are rehabs in increasingly marginal neighborhoods. 

Buy a sprayer and a sponge mop and a soft siding brush.

my thoughts are that as long as you have the cash or can get financing to fund the soft costs and hard construction costs then i think you would turn a profit. as you said, your betting on avg house cost, hopefully you've done due diligence to check that but ultimately if that area is in a housing shortage then I think the market will eventually meet or exceed 

@Marquis Williams Many lenders now do what they call a "soft pull" on your credit report, which doesn't trigger an inquiry, for the pre-approval process, and a "hard pull" when you're actually going through the motions of getting fully approved. 

Unless you have quotes for your soft cost services, $8k seems really low.

The higher end flip market is soft and new first time home buyers are all maxing out on there pre-approvals.  

Bigger pockets used to be a safe haven of sorts and it was more of a discussion basses networking site to learn from. 

Let me know if I am missing anything.Purchase cost of an old house on a 7,000 sq ft lot        - $ 1,800,000Architect Fees                                                            - $     30,000Other Soft Fees (like Permits)                                     - $     45,000Construction (3,000 Sq Ft)                                           - $   700,000Finance Costs(Borrowing around $1.4 m for 2 years      - $   110,000as primary residence mortgage)Selling Costs (5% of $3.3 mil)                                       - $   165,000------------------------------------------------------------------------------------Total Costs                                                                 - $ 2,850,000Selling Price                                                               - $ 3,300,000Profit                                                                         - $    450,000Are these realistic?