You can save $29K per year, that to me requires no more thought.

Trust your gut too on anything that doesn't look right, i.e. cracks in stucco.Once you know how to scope, estimating is no more complicated than multiplication with a unit price reference guide like Hometech, Walker, or Xactimate to guide you. 

You should be paying no more than 125 dollars for the first visit and a $100 dollars additional visits if needed. $625 is high, probably need 2-3 visits.

As such if a tenant attempted to stay beyond the official lease term they would essentially be no more than an illegal squatter.

Then two weeks later he sends me new terms with rates closer to 6% and no more than 60% LTV and a full year's payments in escrow, plus all kinds of fees.

Here's the basic BRRRR formula, @Chase Whitney:(ARV*0.75) - Reno Costs = Max Purchase PriceIdeally, you want to be all in at no more than 75% of ARV.

But no more 203k Steamline as it just doesn't exist anymore. 

No more bosses, artificial deadlines, or fear of being laid off.

Even as I get going, I am super conservative on growth and will factor no more than 2%.

@Erwin Miciano   Erwin -  Hours were a little more stable -  government  civilian job , so no more getting uo at 6 to do PT :)  and at 5:01 was practically a ghost town  so as others have said above -   a good way to transition  as they like vets.