Yesterday, the electrician called me saying they couldn't work on the electrical as the sheetrock was up on of the bathrooms.... this was the icing on the cake!   

It's icing on a cake. 

Now I say they are a cake walk.

Sounds like it should be cake to find something.

Icing on the cake!

One of the figurines that was on top of our wedding cake made by a friend has been permanently damaged and I don't think it could be fixed.

I can have my cake, and eat it too. 

I was thinking in downtown Seattle and Anaheim CA (Disney Land).

Aside from the REI talk, the icing on the cake was we both had our firstborn children three weeks apart this past August (both girls) so there will be some playdates in the future.:)With all that said, I can't stress enough how incredibly beneficial it can be to come from behind your keyboard and get out and meet people.

Out of pocket does not stop at the time you purchase this property...you'll have holding costs as well...over $1,000 easy...so roll that in as well.In reality your question is impossible to answer until the appraisal is in...I can say that I deal with lots of people that get screwed on deals like this thinking BRRRR is a piece if cake...it's a very complex strategy new investors should avoid...and using a bank loan decreases your odds of success exponentially.