@Martin BrownAlso the reality is if you are trying to forecast numbers, the second you hit enter they are wrong as nothing goes the way you modeled it.The important thing to consider when modeling is to have data as accurate as possible (garbage in garbage out), but most importantly (and this is where investors miss the boat), what is the sensitivity to the numbersFor example if doing a flip with hard money, which causes more pain - $20k more to complete, 25k less in sales price or getting the right number but it takes 3 months longer?

It's going to be very painful for all of us.

It is a pain but makes a difference. 

That is a pain to deal with.

That sounds like a major pain in the... pipes!

But it can be a pain in the *** at the wrong timeI’ll hang up and listen.

Everything I've done to date is with LOC financing ... and for the first time in 20 years I'm feeling the pain because of the rates. 

I am not sure whoI could get the official answer from on whether I should file this tax or not. really a pain in the ***. 

Trying to be the "more" that some investors are looking for can be way more painful than simply moving to the next investor and writing this one off by helping them go a different direction.Of course, I'm preaching to the choir. 

We're not looking for an immediate huge ROI, but would like enough to cover costs and pay for our flights a few times per year(plus a cushion for repairs, upkeep, etc), while we ultimately wait the 10 years for Tulum to go through its growing pains, and then have a much more valuable property on our hands.Even with this conservative plan, we would still need to locate the right property in the right location that appeals to us and renters NOW and is poised to become more desirable as Tulum blossoms.