Once you add these in, I think you'll find that the monthly cash flow doesn't seem quite as optimistic. 

@Todd Olson I am optimistic that ac is on the comeback.

But the sad truth is that (with any deal) you need to rethink your optimistic assumptions, and build in realistic buffers for unexpected repairs and vacancy. 

So we hope and pray for a brighter future and are optimistic that our market in the Smokies will turn around sooner than later.Paul

When I said $500 earlier I was just being optimistic, you’d be hard pressed to find anything that high. 

I thought I may have been a bit naive/overly optimistic about what kind of job I would be able to land at my age.Seeing a career counselor is a fantastic idea and not one that I have considered.

@Emilio Ramirez The situation is somewhat complected as I think the GC took the job more as a favor to the PM then really needing me as a client...he is still getting a fair deal out of it as 4 other bids all came around the same number which was slightly higher (but still close to what I calculated)...He was behind on his previous commitments and started my job about 3-4 weeks later then promised...he then had to go close another full framing job before a week of rain hit the area...and then he relaxed while his plumber and electrician were taking their time doing the roughing...so he jumped to another job...Since the house is intended for student housing and by this stage we already missed fall semester...I guessed he relaxed even further.Generally as an architect I always feel contractors are too optimistic...don't know if you agree as a GC yourself...and I guess one have to be to stay sane doing this.Daily phones are not an option as the guy practically respond selectively to my phones...lets just say he is not going to be on my next job which is a pity since he does look like a good contractor (work wise)...unfortunately from 100 miles away good communication skills are a must.Payment is an issue since I am doing it through the management company and they seem to have just approve his draws automatically...but I stopped them just before 2nd draw...firing him though is complected since I still don't have any other GC alternative...do you know any one in Allentown PA?

They seem drastic and tenant biased but I’m remaining optimistic and realizing that as time goes on changes are going to happen and I will have to adapt.

Am I too optimistic / not optimistic enough in some months?

Not that I've ever done it...but I've bought from wholesalers and declined about a hundred times as many deals as I've bought because they weren't good enough for one reason or another (usually insufficient rehab allowance or over-optimistic ARV projection).Now, on to your question.