100/sqft on a full gut sounds about right - This includes new roof, siding, windowns, electrical, framing, etc - basically everything besides foundation and structureFor a more cosmetic rehab with minimal expenses and alterations to electrical, plumbing, etc you are looking close to 50-60sqftFeel free to reach out anytime and I'd be happy to see your numbers and the project. 

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Not sure if you will see this since it's been a while but either way, thank you for sharing information that paints a more accurate picture!

Brandon/Riverview: It's a more affordable option and still appealing to families.

As a financial advisor and professor of finance, I want to provide a more detailed analysis of the use of whole life insurance as a funding source for real estate investments:High Fees: Whole life insurance policies often have upfront commissions that can be as high as the first year's premium, and ongoing management fees.

If they don't, you may want to consider pivoting toward a more commercial brokerage.

If you are in a more appreciation-focused market, or prices are $200+ for an SFR, then it starts to make more sense to leverage on these properties. 

About collecting rent through Zelle, though, there are a few key reasons why it might not be the best fit for you as a landlord or property management firm, especially in the long run:Zelle is Designed for Personal Use: Its features are great for sending money to friends and family, but it lacks the business functionalities that landlords need, like automatic rent tracking and late fees.No Rent-Specific Features: You'll miss out on handy features tailored for landlords, such as payment reminders, lease management, and maintenance requests.Transaction Limits and Dispute Resolution: Zelle has sending limits that could interfere with rent payments, and it doesn't offer the same level of protection and dispute resolution you'd get with services designed for rental transactions.Given these limitations, while Zelle might work for now, as you grow and manage more properties, you'll likely need a more robust solution that's designed with landlords in mind.

Have done any soil testing or build studies so that you can transfer the land in a more opportune way than when you bought it? 

Gino, I was thinking 100% seller finance but I guess if the deal makes sense for me I can see that the seller would be a more willing participant if they only have to carry 20%.