I would like to check in with you to see what type of staging we should use for homes in this price range.

The housing average in that area is around 120-125k and the elementary/junior high schools are right behind this property too.

You are in the early stages and you have lots to learn.

I would like to find some properties down there close to campus, just have moved to that stage yet.

I wish I could have provided more information but that is all I know at this stage.  

Just to add to the usual Virginia Beach/Chesapeake, Ghent list, check out Larchmont (9/10 elementary in Norfolk) and Chick's Beach (@Rhett Z Begley lives there).

It’s very possible to get it down to 75% by doing the project as a whole instead of 2 stages.

Something with high execution risk like ground up construction or heavy value add, is going to be much more susceptible to a downturn than something like a core real estate investment that has much lower execution risk.As a conservative investor, at this stage of the cycle, I don't invest in anything unless I can run a recession stress test on it.

Seems the terms are better than a commercial at this stage (1st property) rather than putting it in my llc.

A few months ago, I posted an article on a flip that was in the beginning stages in a historic district of downtown Tucson: https://www.biggerpockets.com/forums/311/topics/55....