Is available for Church group retreats 7 bedrooms, two living areas and a large kitchen with ski resorts, lakes and waterfalls near by.

@David PereIf Alex gives me a hard time I’m just going to throw beer and hair product at him until he calms down haha.

Hey Keith,For an SFR LTC deal such as this, I would consider providing the following (in no particular order):AddressPurchase price / renovation cost estimates / ARV or pro forma CAP rateDeal structuring (equity vs loan proceeds)Projected rehab timeframeBeginning date of project (day escrow closes) Projected exit date (expected sale date) Surrounding comps to justify purchase & sale priceEquity distribution project structuring (will returns be a fixed % for GP & LP(s), or is there a waterfall equity return model based upon varying levels of success) Expected ROI distribution date (After exit, and if profits, when can investors expect to get paid)Those are just top of my head, you may not need everything in there depending upon the investors you're looking to approach this deal with.

Now as things have calmed down (or at least we think they have) I feel strongly about offering around 10-20k less than my original plan.

#@ OK OK breathe breathe...calm down Monkeybutt...so yeah...Do you really think that caveman approach to filtering a list  based on those primitive criteria will ever outperform facebooks automated selection of that perfect audience?

I had fears but was able to stay calm and act effectively through them.

You can also offer preferred equity or common equity with a waterfall structure that is favorable to you if your investor has a low return threshold. 

A little bit of humor and you can calm them down even if they get excited and tell tell you that you have lost your mind.

But I think that if you can calmly and coolly and methodically prove that the value is only $X, while he may reject your offer initially, so long as you maintain a decent relationship he will come back to you after it sits on the market for 6 or 12 months.Unfortunately, that is a waiting game you may not be willing to play and you will be dealing with somebody who is far more emotional than logical about the whole situation.

@Robert Boyd KEEP CALM and LET IT GO!