I have been on New Western's deal list as well as another bigger local company and everytime I underwrite these deals there is very very minimal left on the bone let alone contingency funds for going over budget on the flip...

That said, here are the actuals:Unit count: 13 offices (sizes range from 165sqft to 2,800 sqft - it's a local mom & pop type commercial building in an A-/ B+ town that's growing) Gross Rent: $20,801Expense Ratio: 50.7%NOI: $9,736 (year 1, after vacancy) ---Cash Flow: $2,536 / moCap Rate: 6.5%

I would get on the phone with a local lender through a local bank. 

Not sure if Hawaii did the same thing in the lahina fire I know when I was there right after the fire ( Honolulu) I read in the local paper how the locals were getting offers and were offended..

Connecting with local contractors or experienced investors in your area is also very helpful for getting accurate numbers.For ARV you’ll want to look at comps; You can start on Zillow or Realtor.com but I highly suggest connecting with a local agent.

probably a wholesale company.. get a second opinion from a local RE agent so you dont get hosed. 

The key difference, though, was he spent months carefully getting to know the local architecs, reputable builders, and even a couple of niche design firms that specialize in modern builds for mid- to high-end buyers.

My experience has always been better with a local lender.With that said, I am reaching out to David Greene's The One Brokerage about a refinance.

You can also check out local Facebook pages in the markets you are looking in.

And a local resident is usually very helpful.