I have done many rehabs and had never gone way over budget (to be blunt I may have been cocky as I never thought I would significantly blow a budget).  

It seems like one of us has made the commitment.He says what my other friends say- never missed a payment.I'm also looking at a few of their other funds.

That said, I'm grateful for the alternatives you present--you're keeping the bottom line in mind, so I appreciate your help in exploring options that achieve the bottom line for the investors. 

My first impression is that your numbers in the current economic climate seem a little rosy.I also have friends that are builders and I try to stay in touch with them on costs as we mostly do "to the studs" renovations when we buy a place. 

You will learn a lot, but you just may walk away with new friends, new partners, and maybe even someone who can call a mentor.

What other options would be good?  

Please correct me if I'm wrong, but wouldn't a single-family home be a better option near Disney World, especially one with a pool, if it's affordable?

Tax accountants, investor friendly agents, 1031 exhange experts etc.

Now, I'm shifting my focus to multi-family properties, particularly in landlord-friendly states.

We spend zero time comparing against other options.