Ear plugs, eye masks, toothbrush/toothpaste, makeup removers, etc.

Your development deal will look much like a flip in the eyes of the IRS since it is 6-9 months as well you'll have the short-term side of taxes, not the capital gains taxing on it.  

But young, broke, and hungry lots of times has the future in their eyes, their motivated and determined.   

I'm eyeing a 4.6 before we see real trending downwards, but as usual just a projection never really know.

My longest recent rehab was 2.25 months and added a half bathroom, took down 4 walks including load bearing, put up 3 walls, new plumbing, electrical, flooring, huge percentage of drywall, an eye brow porch, new kitchen with full layout change and new bathroom with full layout change.  

Looking to build a boots on the ground team that can really guide me in the right direction and be my eyes and ears.

But to my surprise I have averaged an occupancy from 87% to 97% from October to now It looks like in this final "slow" month I have a 97% Occupancy rate (just shy of 100%) which just brought a tear to my eye because I was so happy that the research paid off, if I went into this blind who knows what would have happened. 

My tenant just notified me of this in November and they first started noticing it back in May (eye roll lol).

Looking to network with local investors, etc...will definitely keep my eyes open for any local meetups!

Not only am I sorry you lost money but it gives a black eye to us legitimate lenders everywhere.