Bozeman is currently restricting vrbo air bnb activity,, my interest was in a rural mountain valley about 20 minutes away,   the home depot guy that owns the falcons, owns 12k acres in this valley , but that is beside the point,, the county has restricted the area to 5 acre minimums, unless special circumstance,  lots go for 80 to 200k, depending on size, location and views, whether on yellowstone river, etc..i know of two tracts,,,80k,  i can build,, (self contract) the cabins,, 600 to 900 sf,, for 100 t0 120 furnished...i can be in under 200 for one house,, two on one tract 250, and each can generate 15-18k on a 5 month season, more, if i put them up for winter use.  

I did not get offended by you calling me a child so you're good because it's all business and to accomplish 48 deals in 2 years (24 months) I purposely find partnerships to wholesale with people who have capital and know something about or have experience with wholesaling because at the end of the day a partnership has to make sense but I know that I am able to find leads so my partner(s) put up the down payment and I find a buyer. for this property in Baltimore, I got it on my birthday (08/10/99) and I literary found two interested buyers in 3 days so I know what I am capable of and my partners also finds deals as I do so I use my partner(s) time to help me get more things done and I have no problem splitting profits so in all retrospect 48 can be accomplished in under two years because its not only me working.

This way you keep regenerating capital.If you trap all of your money for a 25,000 return off of 250,000 and it would take you 5 or 10 years to save that up again it doesn't make sense versus doing it in under a year.The goal is to get financially free with your burn rate number and then separate out your portfolio into tranches with various levels of risk and timelines versus returns.

Cap rate still gives you an indicator of cash on cash return even though it's not used for valuation in under 5 units.

I said I had to go and hung up.Something tells me this guy in under pressure to reach some kind of quota and he’s trying to pressure me, which I hate.  

It supposedly is taking in under ground water?

My parents actually live in Kingwood, near the back, and their house is very close to being inundated with water.

Right, we are on the same page that if it comes in under the $415k (most likely it comes in at $400k), then it isn't worth it.

Here properties with ARV's under $300,000 are typically on and off the market in under 30 days so those are the properties we specifically aim for.

While I can't necessarily argue the numbers (given I presume they are facts), my experience as a property manager tells me that I can still rent units at top of the market rents in under 1 month, and often on 2 year leases (in urban areas).