Typo, should have been "Evolves".

The thinking about flips seems to be still changing and evolving and what we thought was ok just weeks or months ago, might really not be ok.

Plans are already in the works to add some pages & content options that I can change and move on my own without having to bother my designer every time.It's fun to watch it evolve.

Frankly, I would even expect an attorney first tell the OP to do what I just said, pull the paperwork out and read it.This thread is much, much, much simpler than the evolving conversation.

Hi Account Closed Richmond is an awesome town and is evolving daily.

I am very involved wit the community and have evolved into a Student Leader.  

The thing for us is just to evolve. i am also a numbers girl and have a full time job.

Our approach has evolved over the years, starting with Foreclosure Radar "public record search software" and a $45.00 per month subscription.  

Moved on to defense contracting, and finally started my own businesses.One of my businesses is a successful landscaping company, and I would like to evolve it into a property management company.I have spent roughly 4 years studying real estate investing, and I would like to finally move into making my first investments now that I feel that I properly understand the cradle to grave process of real estate investing.So far I have lined up the following:-Hard lenders-General contractors-Electricians, Plumbers, Carpenters, Floor specialists, HVAC specialists, Roofers-Mortgage and Insurance brokers-Attorney-30+ real estate agents-Web based database software for investment portfolio tracking-24x7 call center (intergrated with my landscaping call center)-Access to Pre Foreclosures-Access to a Bank that will let me have up to 10 loansMy Strategy:Purchase price between: 20,000-200,000Property Types: Duplex, Quadplex, Multifamily, Condos, Room rentingMaximum Purchase Point: 65% LTV, 55% ARVMinimum NOI: 10% year over yearLocations: Military Presence, DoD Presence, College Presence, Major Job Hubs20% Cash Reserves of Notes (2,000-20,000 per unit)8% of value of properties for repairs (4,000-16,000 per unit)3 years of taxes (1,500-6,000 per unit)3 years of HOAs (600-1,500 per unit)Exchange Strategies:-368 Exchange-1031 ExchangeStructuring:-S Corp Parent Company-LLC Holding CompaniesInsurance:-Standard GL, Flood, Fire, Natural Disaster, Tenant Insurance-Umbrella PolicyWhat Im looking for:Id love to have some guidance that could push me through the crawl, walk, run process into the Real Estate industry.

I'm planning to return to the States, permanently in the next two years, and need to understand the terrain and the evolving real state market, before I sell everything out here.