It's highly likely they're not real thrilled about moving in January either so a spring lease is win/win.

We use a model to plug all expenses in rather than guess.10% is a very high management fee for larger properties, I would be thrilled to manage for you! 

Gets you the house and the original owner is thrilled to have $500.

That must be quite a thrill getting to fly fighters.  

The process of identifying properties that gives us the returns we want is absolutely thrilling and addicting to me. 

It has changed from sellers to buyers market and housing prices are dropping rapidly (which I am thrilled about because deals are coming faster) however I am concerned that the ARV that I establish today will be too high even two or three months down the road.How would you recommend that I proceed?

You can pull the file at the courthouse and should be able to confirm that the $108,900 is below their real cost, which I suspect may be $125,000 or more, give what you've written and that VA judicial foreclosures take 4-6 months minimum to get to the sale. 99% sure that if a bidder showed up, the bank/note holder would be thrilled.

The cash flow on this property is $280 per month.I am happy with the return but not thrilled with the amount of money that I am sinking into the property. 

I just picked up a couple of these at the price posted on that page, and I would bet you'd be thrilled with new in the box products like that:http://www.heebys.com/granite-vanity-top-w-backspl...So find building surplus or liquidator nearby and see what they might have ...

The inner geeks in my partner and myself are thrilled with the idea of a townhouse whose total utility consumption is less than $150 - 250 per year ... or a 25-unit apartment building with energy costs in the range of $5K (or less).