Then i email those to my designer who puts together mockups & 3D renderings for me, complete with links to Benjamin moore paint colors, links to the products on Wayfair, etc.

I say this because if that is how you calculate cash flow then you are going to think you have a better investment than you really do and that will color the decisions you make. 

You can do well in the fall with autumn colors seekers.

For example, types of coutertops (is laminated dated), types of flooring, color schemes, etc.Thank you very much!!

Parent corporate guarantee tends to be the strongest and most secure from a  credit standpoint although any tenant can go dark but odds tend to be smaller percentage wise the better the credit rating.For tenant risk I have my 5 levels.Strongest to weakest usually:Investment grade credit parent corporate guarantee.Subsidiary of investment grade credit.Large franchisee typically 50 units or greater and long time operatorSmall franchisee with one to maybe a few unitsNo investment grade corporate credit or even a franchisee but a local mom and pop operation. 

@John AppleHi John,Wear a nice (well tailored) dark blue sport coat with an expensive golf shirt and you'll look a lot more mature. 

If your neighbors do not have "Color of Title" (an erroneously relied upon title document), WA State law requires ten years to adversely possess real property. 

The lenders know odds can be higher the tenant goes dark and the lender wants to know the borrower can keep paying on a vacant property and have enough money to pay all the fees involved to lease it back up.So in the past (FASB) Financial Accounting Standards Bureau the tenant only had to book a partial primary  term lease value for their debt load.

In your experience, is this a risk worth taking or am I seeing things through rose-colored lenses?

At this point I'll likely be taking a shot in the dark when running my own numbers in the calculator, because I have limited construction experience from Habitat for Humanity.Do you have any tips on figuring out what a close approximation for each expense would be?