Another great local resource is the Facebook group called The CREAM .. it's super active online but I think they've only had one or two in-person events prior to COVID. 

Part of that may have been the old time Coke machine that offered chilled bottles of Fanta Red Cream Soda, and a t.v. that I could watch Dr.

Burma Shave (shaving cream) signs were popular 50-70 years ago.

He said he likes to fill the bowl with water when he shaves.

Our mailers will cycle through the following mail types: professional letters x 2, handwritten letters x 2 (not yellow letters; cream colored letters, not lined, with a logo / letterhead), postcards x 2, professional flyers x 2, zipletter x 1.

@Thomas S. have you seen the movie Idiocracy?  

Matt, good question, as Aaron mentioned, you don'tneed to shave the estimates down to the dollar,that's impossible as in any rehab you never know what might be found under cabinets, in the walls or behind the electrical pannel for example.You need to have an idea of what labor and material costs are in your area.

When you see a overweight person pushing a shopping basket full of ice cream, something doesn't look right. 

The prices in the good locations stay high even through the slow times.Many of the larger properties there that were built during the boom of the 80's have master boilers for hot water. 

Overall though, even self-managing, I can't go from extremely tax-advantaged (my effective tax rate has been negative for 13 years) to being creamed.