Dep. is a lille over 3K.I cannot wait to tell the Boro I am him to not demand my RE Tax......let THEM go bankrupt, defund the school and public employee pensions (which strangle the taxpayers in this State) then re work these contracts.

Also remember a portion of that $8,000 is for rework if his guys messed up or if you have a warranty issue (assuming he runs a quality business).

Does it make most sense to achieve that via a construction/engineering job (higher salary, not directly associated with RE, working for someone else), realtor/appraiser (starting from scratch but in RE), or maybe something i haven't considered yet?

I may rework the percentages so that the return for 15 months is slightly higher than 9 month return.

The PM costs for the upper tiered/paid plans are covered by that percentage if I needed them but I will re work it.I'll be talking with my lender this morning about options including non occupied option/refi.

I'm not sure about TX, but here in AZ it's not allowed to have Realty in the name of your LLC unless you're licensed to do RE work in the state. 

@Jake Waslaski, I think you need to rework your numbers a bit.I use 15% combined for Repairs and CapEx. $25k renovation isn't going to mitigate those costs too much over time.Insurance looks VERY low.

My favorite business book I read in the past couple of months is REWORK by Jason Fried.

If they are in a position to rework their loan, that would be #1. 

I would also like to build it right the first time to avoid any rework or future maintenance.