I’m currently house hacking which I’ve always done as for 24 years I owned two bed and breakfasts.

I freak out when I get the hardees flyer with a free breakfast sandwich, so I imagine they are feeling good about it too.

They were eating breakfast and refused to come to the door initially even though they were looking right at him through the blinds. 

My initial concerns: You profit expectations do not seem to include marketing costs, closing costs and suchBigger concern- totally hearsay but if the project is in Kermit, the Building Inspector is not a big fan of outsiders and could make your life tough so go buy him breakfast a few times !

They even serve a hot breakfast! 

2 years ago my partner decided to try one of our apartments as a short term stay also known as bed and breakfast.

There is an event center on the other side of town that has 3 tiny houses & 1 small house on its property which they operate as a bed & breakfast.  

I pretty much treat them like I'm a kid writing a letter to Santa Clause.I want to learn to fly airplanes.I want to do work that I enjoy.I want to have more control over my future.I want to do work that gets me somewhere.I want to meet cool people.I want to build one of those kegerators out of the freezer like I saw on that YouTube video once.I want to buy my mom the bed and breakfast that she said she wanted to start.I want to be able to go to a freaking doctor's appointment at 1 pm without having to arrange for a substitute (I teach high school right now).Sure, most of my reasons are selfish, and I'm okay with that.

I was talking about it with several co-workers at breakfast and they wanted in. 5 co-workers would put up $25k each and I put up my expertise to handle the deal. so 6 equal shares.

You might consider showing her the rehab costs, and costs of sale, holding costs, days on market, marketing costs, and many breakfasts at Waffle House.