BTW even with all his efforts, the finished curb is barely acceptable (it is a lot of work to fix a badly poured large curb (this curb is over a foot wide).If you go with the unlicensed contractor, the price should reflect the increased risk associated with using the unlicensed contractor.

If you can't manage your own finances, your problems will compound.Your credit score is a reflection of your financial literacy.

If you are having to do some serious repositioning, your projected returns should reflect the risk involved. 

This is important for your journey ahead.Step 2: Know yourSELFNow’s the time for a little bit of honest self-reflection.

The river frontage definitely adds tons of value, which I think is reflected in the gross income (income wouldn't be as high if it wasn't waterfront). 

This has been reflected in real estate nationwide except NYC which is a laggard.

This certainly seems commercial in nature and I do hope your lease reflects that! 

I can tell you've spent a lot of time (money) on yourself, educating and reflecting.

If you've done your homework, then the appraisal should also reflect the initial "ARV" you provided, or somewhere along that line.

To be picky, your numbers reflect a full 12 months of management fees, but you allow one month of vacancy, so it should be 11 months of management fees, unless the company charges a full fee when vacant.