I think we are kind of saying the same thing which is that there is a huge variance in values under the umbrella of those city titles and that you should be careful which comps your using when approaching a flip opportunity in that area.As Trevor stated, the subject property is North of the Freeway... and therefore probably should stick to the reseda comparables to not get an unrealistic ARV...Now off to get that SFV 818 forehead tattoo so I can reclaim my valley boy status 

Calculating the cost of everything (Regarding your ink toner, if you're using a laser jet, it should tell you the estimated yield, so you just divide that by however many pages you're printing), downloading handwritten fonts to Word, even getting my Bulk Mail Permit, etc., but it's just not worth the time & the headache doing it yourself.

Stay laser focused on the best deal available right now ( or continue to save - patience is usually rewarded in the real estate game and haste can be punished severely).1031 is for investment. 

My only other piece of advice is to stay laser focused on ONE niche at a time.

We are both in the service industry, owning our busisnesses (hairstylist and tattoo artist), and are making decent money.

I also won't rent to people with words tattooed on their fingers (one guy had K I L L tattooed on his fingers) or people with tattooes on their face.

If you put 200k in REI you may lose it; likewise you may feel you lost it putting it in college.There's an argument that you should have a laser focus, put all your eggs in one basket, and make sure you have a reason not to fail (losing it all).It depends on your propencity towards risk.

As someone stated earlier, those are motor officers, and the way their bikes are set it appears they were there running laser / radar.

We never do a mass mail to a geographic area - it defeats the purpose of "direct marketing", which is to market directly to your intended prospect with laser focus.

If you have access to a backhoe and a transit or laser it is very easy to do!