I just paid about 9k for a 4k square foot 2 story 4 unit for a new roof, so I think I exaggerated that for a small single family house. 

I would really like to know what exact rehab is not just a sq foot number, roof, plumbing, electrical, well, septic, kitchen,and foundation. 

For example, if a buyer is offering $200 per square foot and the medical condo is 2000sqft (as detailed on the city records) and there is a 13% ownership in "common elements/common surplus/shares in common expenses"... is the purchase price based on the 2000sqft and the common space is just included as part of the deal or is it based off of the 2000sqft plus the 13% common space?

I know this market is pretty hot and I get a lot of ooohs and aaahs from people in the neighborhood that have wanted to come in and see what I’m working on, but I don’t want to shoot myself in the foot and have a house sitting on the market longer than necessary. 

Vulcan, for instance, won't touch condo projects with a 10 foot pole anymore. 

Once you have your foot in the door, you'll see other strategies w in a specific niche.

With anything comes times and effort to just get your foot in the door.

However, I really feel like I am shooting myself in the foot in that regard because some of these properties seem like they could make nice investments.

Comps in the area run between $145K to $170K, with an average of $98/square foot.

by not being stern and acting by the letter of the law, tenants will see you soft and further *attempt* to take advantage of you.Don't let them do that. once you put your foot down, they know they can't stretch things, and have to let "other" payments slide, but not the rent.Counter to intuition, this won't make them leave, it will make them respect you for enforcing the terms of the contract.FYI for those offended: I'm a hobby landlord turning pro. :)