So you can see if hard times hit and you have a vacancy for 2 months, and the rent ends up being 20% lower than current/target, that you are still in the black for the year.

Would you hand a yellow flyer with a black and white picture to clients paying $3-4K/mo?

Picture above shows it to be almost black from unsigned treatment. 

I'm in Newton as well and the best meeting around here is also the most convenient, so check out the Black Diamond meeting in Waltham (There is a 2nd location in Worcester as well, which might be good to check out if you are willing to go farther out to get a buy and hold).

We've been doing a lot of black granite mixed with white Carrera marble as well. 

The Black Diamond event in Worcester (2nd location in Waltham) is also one you might want to get out to and isn't that far.  

If you are willing to drive checking out the Black Diamond meeting in Waltham (2nd location in Worcester) is worth the effort.  

Just had some photos taken recently and a few of them look really good in black and white.

Of course if you have only a $10k total rehab, that will typically take a bit longer than just a week, but when you get into the $100k and up rehabs, you want to be at or around $10k weekly.Time is your enemy on renovation flips as every week that goes by increases your holding costs (interest, taxes, insurance, maintenance, utilities, etc.) so when you can get to $10k completed weekly, you are saving money in holding costs.Another couple photos:Another additional item completed but not originally budgeted for was the new front gate, new cement at garage area, new gray fence on driveway and new black top coat on asphalt from street all the way down the driveway.

The Black Diamond meeting in Waltham (2nd meeting in Worcester) is a great event and one you should try to get out to.