To frame in the walls will take 2 guys about 2 days to demo the garage door and frame in the new one (that's being generous).  

It wasn't that labor intensive like 1 hr (figure 2 being generous).

Using a given space, I can do any of the following and make it work:a) one apartment that has 3 generously sized bedrooms, a full bath, large kitchen & living room & a laundry roomb) 2 one bedroom units each with a full bath & kitchen/living room all generously sized.

The business operations will offer generous returns, but having the real estate underwater isn't good.

Investors don’t always share their contractors.. in our market our subs are coveted and no way do we share them  :)   Mighty kind Andrew to have such a generous mind set though. :-)

However as for now I see it as putting $400/month in a home investment account that will pay off in 30 years with four homes entirely owned by myself.Of course, my assumptions are still quite generous relative those of my lenders.

. - you need to get those rents up into the $1300-1400 range: $1400 Rent - 825 PITI - 140 Property Management - 140 Maintenance/Capex - 112 8% Vacancy, which is generous, since you are vacant right now $1217 Total Expenses $183 Cash FlowI'd put an ad out now while I was doing the work so you can get it rented asap before your mortgage payments start becoming due.

That's very generous Nick.

(or something similar)Most people love talking about themselves, and most are very generous in sharing their knowledge.

Thank you again Jeff S.I very well expect that doing business with a money partner who is out of state will be more complex than than doing them with my own cash or with a local partner.When I'm saying that I want things to be as simple quick and easy as possible, I guess I mean that as no more complex or cumbersome than they need to be.I have a top shelf REI focused accountant and great RE attorney also and full well intend to use them both generously in this situation.