I say all that not to brag as it's nothing to be particularly proud of it's just 25 years of trying make stuff happen.  

Formulas for this kind of stuff is just a quick and dirty way of seeing if something might make sense.

Again, with everything BP has done this kind of stuff might already exist, but I just wanted to say that I've found the best real estate education has come from reading/watching/hearing from others as they're in progress working on current deals.Just sharing my thoughts.

If the rate isn't locked for a specific time you also have nothing so I do not know why lenders even quote rates on stuff.

Great stuff, man.

But I just don't know enough about the op or the market or local lenders to make a recommendation.I see stuff like this and don't know what to think:http://www.loopnet.com/Listing/19685618/1611-Steve...http://www.loopnet.com/Listing/19851952/6606-Lockw...I would think that @Stephen Gantz would benefit from posting an address, neighborhood, or at least a zip code here to let some of the experienced locals chime in.  

it might work Saturday, i just had a bunch of stuff dumped on my plate ill update you shortly, sunday is out.

I have worked with him and I have no hesitation is saying that he knows his stuff.

I personally like dark hardwood, but they present maintenance issues... dust and dirt, pet hair, scratching, etc.

Now the work starts and a hole bunch of new stuff to learn.