I think you pretty much nailed it.

@Christopher Robert Noland hit the nail on the head mostly.  

@Bradley Buxton nailed it - the one percent rule is just quick napkin math (great term by the way).

Dive in there for free and we can help you nail it. 

@Remington Lyman nailed it. 

Got turned into the AG and one group got nailed criminally I also had FBI in my office about another investor who did this as a financial predator he got prison.So in my mind this is going to  play out again with Sub to being taught to the masses and people being people vast majority are honest of course but there will be predators mark my words on that.

That 40k class would not teach you to put nail to the drywall.In my actual job i am so very busy writing code for DATA CENTER like Amazon or Google data center, so I do NOT have time nor knowledge to put a nail in the drywall, but i have TRUSTED friend that can put the nail in the drywall.There are just so many RESOURCES here in BIGGERPOCKETS where one do not need to go to any school but can learn from them or they can redirect to the right people.As for me , my life in real estate context has DRAMATICALLY IMPROVED when I CONVERTED my business relationship into much PERSONAL RELATIONSHIP to the contractor.In flipping business, the contractor, the subcon , is like the Prophet, okay, they have to be listened and being served.

Montgomery sounds like it’s treating you well.You really nailed the numbers on this one.

also keep in mind the NIMBY  neighbor's who fight developments tooth and nail thats what you get on the west coast..

I’ve been working on mastering ARV (after repair value), but I still feel like it's a skill I haven’t fully nailed yet.