For every ONE PERCENT that cap rates move against BAM they have to improve NOI by $6,000,000 just to BREAK EVEN on the property value.

I am in my working years, not relying on rental income, and am focusing mostly on improving my overall net worth (not as focused on living off the cash flow).

Full stop.An investor can buy undervalued RE, do efficient improvements and create massive value. 

The property also comes with 7 acres that the airport told me i could improve with their permission.

The only way to improve is through those moments where we fail. 

I'll review any feedback and try to improve as a real estate investor.How are you going to get anywhere as an investor if "I do tend to be someone who ask questions and only wants to hear what they want to hear"?

That would mean a return of $253*43 - $8735 = $2144, which translates to a yield of 12.49% over that period (plugged those numbers into 10bii) or a CoC of $2,144 / $253*43 = 20% +/- a few basis points to account for cost of capital.By using this system we got about a 2%-3% improvement from the original 10%.

This negative initial cash flow improves quickly.  

I don't expect material improvements until 2026 at the earliest. 

The quality I can improve but once the limbs have hit 1 inch the value is impaired moving from A to B or lower quality.I’ll process logs, rough sawn, kiln dry, planed.