There are very few lots more than 7,000 sq ft in this area, and small townhouse like homes will not sell at 2.4m, the only homes selling at that kind of price are single family luxury homes.

Does this kind of increase seem reasonable?

Wishing you all the best in your business as well, and thanks again for the kind words.

entirely stick frame and if stick frame are you using TJI joists, what kind of structural sheathing/fire rating requirements are necessary? 

I believe there is a demand for those kinds of rentals.

I've been working in software consulting services for over 15 years and it's kind of disheartening that I haven't been able to figure it out, but I've got other things to worry about (like how to get a few more properties so i don't have to worry about buggie tech crap anymore :) ).

What kind of loans are you looking for?

You would need to do some kind of 721/1031 exchange in the future if you sell the property before your death to not recognize that gain/recapture.

Another thing to think about is what kind of turnover you have, what condition the building is in. 

I kind of like the idea of wholesaling out of state leads, however, with subj to i would be VERY careful who you sell those to.