Mary provided some great links that I would recommend brushing up on.

This situation is not static and will change as we move through the next year. 

Some markets did see rent prices decrease during the last recession, so I prefer to have some cushion in the event rents drop (or even remain static).

The money supply is now static after massive pumping in 2000 but the money is still there generating demand.

With a 2.5" angle brush for cut-ins and an 18" roller, I can easily put a single coat on 4 walls in an hour.

Robin Hasnain - As you know HML are not static, but, I added the below link for you to use and hopefully get your expected rate if none is provided by community.https://www.biggerpockets.com/hardmoneylenders/geo...

The last two small kitchens I have redone with white cabinets, I used the Ben Moore Advance and brushed it on (a really nice low VOC if you have used old school oil based in the past for cabinets).

HEALTH & SAFETY CODE §342.007(e): Statutory Health/Safety Liens such as weed-mowing, brush removal, and demolition of substandard structures.

My question to everyone is, is the statics correct?

That's money going directly out of your pocket.I think you're perspective is absolutely valid, but you paint with a broad brush telling him he must do it one way (again, it might be the right way for him!