But today with Dodd Frank this would be totally illegal to sell to homeowners without going through QM process. 

For a Gas-Station with total development cost of ~$1.5M, I will tell you our fees would be nowhere near 33% of that. 

At a conservative 6.25% capitalization valuation, the building is worth $16,480,000 in 9 months based on a run-rate NOI of $1,030,000.Key Finacial Highlights:- Projected Total Revenue Potential: $1.15M to $1.7M, reflecting a 48% increase.- NOI Growth: From $603K to a run-rate of ~$1M within the first 12 months, marking a 73% improvement.

Additionally I totally get moving into other realms of investment as just described.  

Totally agree, they are terrible.I will be reporting them to the governing department.Feel free to reach out and compare notes.

At a conservative 6.25% capitalization valuation, the building is worth $16,480,000 in 9 months based on a run-rate NOI of $1,030,000.Key Finacial Highlights:- Projected Total Revenue Potential: $1.15M to $1.7M, reflecting a 48% increase.- NOI Growth: From $603K to a run-rate of ~$1M within the first 12 months, marking a 73% improvement.

The area is called the Pearl and that worked it totally regentrified the area but not affordable condo's U know start at 500k and go to many millions.

It totally depends upon the size of the STR. 

I am in negotiations for  a duplex and triplex to get me to a total of 7 units.

If you erroneously forgot to mention the signs, then you can see how I didn't make an assumption about you doing something unethical in your previous example as you have a habit of not making clear points and including the most pertinent information.