Any recommendations for reliable, time-sensitive general contractors in the area? 

If there's a hole, it may be a red flag.b) sensitivity analysis: I examine all the assumptions, and make sure I can live with the worst case scenarios.c) "Stall and see": if they are getting money over multiple years, and there is no penalty for investing later, I would usually wait so I get some real performance data, versus having to look at theoretical pro forma information.d) Recession stress test: I will not invest in anything, until I subject it to recession level stress and see if I can live with the result.

-Sensitivity tables are an extremely useful and simple way to show how a range of assumptions on rent, exit cap, etc. can affect returns.

I'm a newbie and was wondering if someone might be so kind as to allow me to observe their negotiation process with a motivated seller (I realize this is sensitive) and also glean some insight into your formula for how you came up with the offer.

So, simple example with no taxes:* Portfolio value: $10,000,000 * Portfolio dividend/coupon income: $500,000 (5%) * Get loan for 75% of portfolio to buy a property: $7,500,000 * Interest on loan: -$112,500 (1.5%) * Rental income: $262,500 (at 3.5% cap) * Appreciation: $225,000 (at 3% of the $7.5m) * Net income: $875,000 (8.75% on your original $10m)This doesn't count any portfolio value appreciation, and historically, Manhattan goes up more than 3%.This is obviously a risky strategy if you do not have any more cash than the $10m because of the LIBOR rate sensitivity and the risk your portfolio will drop significantly in value and your portfolio loan will get called.

I feel like places like Vallejo/Stockton are long term bets... for the short term one might see some appreciation but they're a lot more sensitive to market corrections so one has to be prepared for that.Speaking of corrections, someone at the Sacramento RE conference last year mentioned that the biggest signal if a neighborhood will retain its value during a downturn are those with healthy mature trees.

So definitely run all the numbers, doing sensitivity analysis and also cover all the risk factors (in a syndication deal, the syndicator or his/her partner should have track record so it's more the track record that people are looking at.

I can give her credit for the days we are repairing the home, because bathroom is been remediated, but were told by mold remediator specialist, is safe to stay in the home even if you are very allergic of sensitive to mold.

oh- a quick thing- my agencies are less price sensitive than quality sensitive..so when you meet with them see what they are willing to pay.

Even further, a lot of neighbors are open to alterations to the plans, negotiable compensation, etc, and some just need a sensitive ear throughout the project, so it shouldn't be counted out completely.