From what I've researched, it's going to be about the same % that I'll end up paying.Even when I look at this on a per-hour basis (assuming 10-hr work week vs. 50-hr work week), my earnings per hour doing real estate is not better than my earnings per hour from a W-2 generating "real job."

Can I suggest reading THE FOUR HOUR WORKWEEK and use the ideas in the book to go after your dreams.

I spend a good bit of my work week actively driving potential townhome development sites and it takes a lot to find just one viable project.

Also, if you're looking to build great work habits to really streamlined what you're doing I would recommend the miracle morning, the 4-Hour Work week, and essentialism.

.$128/hour for a 40-hour workweek and 2 weeks off a year comes out to $21,333/month, $256,000/year.

From my experience as an exempt employee, 20-hour work weeks do not exist.

Same goes with the four hour work week and the stoner from e-myth.Read about taxes,  management,  tenant psychology,  body language,  negotiation, listening, construction estimation, and investing calculations. 

I work full time as a Civil Engineer (50-55 hour work week) and will obviously have a tough time devoting time and effort towards flipping.

Assuming a 40 hour work week and zero taxes, that gives a minimum wage of $9.62 to $11.54 per hour.

Who needs a good, fair landlord who charges reasonable rents and keeps things working.If I could just get off these 80 hour workweeks at the day job I'd be in Olympia protesting.