The property i am looking at is 3 acres on the water will have 14-18 rooms, a 3000 sqft club house, cliff side infinity edge pool and on site food and beverage.   

Small and large investors alike, lets get together for a beverage! 

@Devin Beverage nicely done on analysing the deal, I do think you are very conservative with your thinking.  

I just consumed an adult beverage, watching the sun go down over the water.!)

My buddy Noah Singerman is the new beverage director at the Wise Buck, Scarecrow, Feathertop food court at 23 Ann Street.

If they are drinking alcoholic beverages outside in public, you should look into whether that is permitted in your area.

i see that some people are providing free beverages to others:)I'd like to offer you a drink on me:) :beer: And if you offer one back, please make it non-alcoholic as i do not drink:)Better yet, make that a Root beer;) :wink: Frenzy

Assuming  you are doing your cash flow calculations correctly, and also understanding that you got the property at a discount to market, I would suggest 2 steps:1) Grab a favorite beverage and congratulates yourself on making this happen2) Slap yourself on the side of the head for thinking about selling a building that has BOTH high appreciation and cash flow3) Grab another beverage and congratulate yourself from saving yourself from the "grass is always greener" trap.You are already starting to understand that DTI is going to be a huge barrier for you moving forward. 

Moreover, they have the best client snack and beverage selection in the business ; ]

Had lunch, then it's pool time for my daily workout.Then it's time for a cold beverage and got a R911 call from a Realtor (help me please call) got that straightened out for next week, no, it's not free consultation.Then supper, some reading and off to bed, a great day in the life of the retired!