You're not going to blindly throw money at the stock market.

It's amazing: my company has recently made the move to start eliminating sign-throwing nationwide, and we're having the same success, if not more, than before.

OP also specifically said Boston...not an entire county.If you want to throw numbers out, share the last 5, 10 years, or 20 years of year on year growth pertaining to Boston...and we'll have a logical discussion here.According to NAR’s findings, the median home price in the first quarter in the Boston-Cambridge-Newton area was $442,700.

Let's say i find an investor willing to throw in the remainder and we are able to acquire the hard money loan.

I'm glad you found your way and I'm sure that wasn't easy to just throw up on the forums; I appreciate you taking the time for that and being so honest.

Since I don't want to pay for tenant utilities, they would need separate HVAC and hot water in addition to the metering.The second kitchen and related plumbing/electrical work would definitely be an added expense - laundry hookups too for that matter... but if the numbers add up that shouldn't be a problem.Is there anything else I'm missing or could be overlooking that would throw my numbers off significantly?

Then go on to do pro forma, throw some $$$ in the pot and get it done. 

Can I throw it all away?

Rising interest rates are supposed to throw some water on the market fire, but nobody knows the timing!

To determine whether an investment is worthwhile, one might consider the opportunity cost of putting money into a real estate investment instead throwing that money into the stock market for the same period of time that you’d be invested in the real-estate project.