The numbers rarely look as good in reality as they do on the proforma.  

Here is why - flipping is a job more than an investment; it has been hyped up by TV-shows, but the reality is a lot more sober.

Most of the time, owners with long vacancies are dishonest with themselves about the reality of their unit.

I just want to get accurate numbers so my profitability calculations will be as close to reality as possible.

If you're not interested in women, no judgment here, but I suspect when all is said and done the same financial realities are going to be completely true about gay people -- overwhelmingly, long-term couples that fight to stay together and build their financial future together are the only ones that have a chance to make it.

Sometimes a pro-forma is just a sellers hopes and dreams, proof the projections against reality. land sales usually don't spin off these types of returns unless they are in or around resort areas or major metropolitan cities where new construction is coming, not sure how a mountain would play into that scenario unless it's mountain cabins.    

His reality is different than the one you and I live in. 

And reality is set in by this time and decisions have to be made by sellers. 

Just because a neighborhood is hot, some investors say that house sold for X so mine should, when in reality they've not rehabbed to the same standard. 

I won’t get into too many details here, but the reality is hedge funds spend millions per year buying algorithms that exploit a market inefficiency that only exists for a couple of weeks and then it’s gone.