I intend 4 to be someone who lives off their RE work.  

I reworked some expenses and added management expenses. 

Finding other deals or reworking one of your factors is needed to be competitive in that market.

If it is that obnoxious, you could consider interior rework on the ceiling as a way to overcome much more cost effectively.  

My wife and I looked into constructing a commercial property out of them thinking that the price would at least be the same as stick construction and look cool, but found out that in the city the engineering requirements to get approval from Planning and Development more than offset any underspend in materials.Engineering companies would only quote us on a time and material basis because they could not predict how much re-work the city would have, or if it would even be technically feasible.  

I would structure any planned business in your favor based on you doing most of the RE work.  

I am also a Certified Paralegal and I worked in Law Firms for over 25 years doing the majority of my work within the Real Estate field so I understand a lot of how RE works and a lot of all the ins and outs of it but now that I am getting into the actual buying side of it, I know this is a different side of the entire process so I feel a bit lost starting out.And I guess as an ender here I can say since we are all in the REI business here, since I have now said it and opened that door...

@Paul Gomez I would rework your numbers on the soft costs.

At the same time, as the city is involved, I would probably have to pull permits to do a full rework of the bathroom. 

If we can't get our acquisition costs down low enough, we'll definitely need to re-work our model.Thanks in advance!