Sure, most lenders won't hold you to your budget and it's easier to get a loan with optimistic construction costs and you can always pay a few contractors out of pocket and a few when you close your refi at completion, but sometimes it really bites you in the ***.

Either way, I'm still optimistic that this is a very solid deal and would adjust my fee to make sure the final purchaser ends up in a favorable position.

With the completed house and relatively low holding cost, plus your ability to refi out of HM, you are in a good spot with this one in my opinion given the circumstances.On the 2nd one, generally I am an optimist, but I would strongly consider any opportunity to break even or even take a loss right now if one exists.

Your Cash Flow analysis is way to optimistic.  25% for expenses is not very realistic. 

A break even cash flow seems to be a pretty optimistic outlook.

You are payed to say such things and be optimistic at all times.

Staying active in the group keeps me up to date on the market, and I see how much more aggressive other groups are being, relatively speaking (e.g. rent growth too optimistic, exit CAP rate too low).

I will have to spend some time looking into it now - scanning the prices in Montrose and reading the details of your post makes me optimistic that something up in that area might work out well.I’m definitely interested in investing in property in Edmonton.

. $3k on $350 is even an optimistic stretch for a duplex in this area. 

10x my income (feeling optimistic today)