However, the numbers made sooo much since I've continue to research and now I'm taking the plunge.My goals are: To attain 10+ units within the next 2 years.To attain a cash flow and profits of an annual income of $75,000+ within the next 3-5 years.

The neighborhoods in which I operate don't exactly have an ample availability of vacant lots.

I'm attempting to locate this information in the Property Owners and Manager's Survey (POMS). http://www.census.gov/housing/poms/ If I'm able to attain hard data for the POMS to justify my expense estimates perhaps it may be easier to re-educate sellers and justify my lower offer prices.

In school to get my real estate license, once attained can I still wholesale while working for a broker?

Based on recent sales in the area, the ARV of the main house alone would be more than ample to allow a a full cash-out refinance, less rehab costs, under delayed financing, but I'm not sure how the cottage would play into the refinance valuation.I know I should have figured out the exit plan earlier, but the last minute change in financing of the purchase threw in a monkey wrench.Thanks in advance.

Great, I have lenders that I have worked with for my clients and have ample souces for funding.

Being on this website shows that you have a goal to attain that you will obtain.

I am an investor but recently attained my Alabama agent license.

Here is a list of a few that I find to be of most value:Population TotalHome ValuesHousehold IncomesPoverty RatePopulation AgeRental Vacancy Rate*Homeowner Vacancy Rate*Educational Attainment Rate (High School/GED & Bachelors)Number of Housing UnitRent to Income Ratio*Rent to Price Ratio*Population on SNAPS (supplemental nutrition assistance program) percentageProperty Tax Rate*Median Age of BuildingsNumber of Structures by Units (SFR, Duplex, Triplex, Quadplex, etc...)Median Rents by Number of BedroomsPopulation Change (Births, Deaths, In-Migrations, Immigrants)*note that some of the metrics are composites that are computed by comparing two or more variables from the ACSA number of the variables above can also be broken up into cohorts, which will give you even more insight into how an area is doing.

What I have done in the past is what Terri stated above; secure the contract on the land with a very long due diligence period to allow you ample opportunity to allow for zoning changes.