Before using such a program get your own estimates.   

I would also increase your underwriting rehab estimate number by 15-20% since most renovations go over budget.

They have almost 6 months worth of rent in savings, but their house they are selling looks like it is paid for, and estimated at $450-$500k value (redfin and the county appraisal).

Also what would you estimate for architect fee for 1 acre lot with utilities on-site and for 8k to 9k sft retail strip.  

The rehab estimate seems very low and the ARV seems really high in my opinion, just based on a tiny bit of research looking at what this property was listed for recently (it hasn’t sold), and what the surrounding similar properties are worth (~$250k).

Scott's book on estimating rehab costs, it's a must read in this area: https://store.biggerpockets.com/products/the-book-on-estimat...In addition to that, I would check out my article on due diligence.

It is not, it has limited application, and for travel expenses it does not apply at all.If you do not have a mileage log, you have to do your best good faith estimate and then pray that you're not audited.

The Housing Wire Daily podcast has great insights into rate movement and forward estimates.

So true and 100% agreed with you bothLost my A$$ almost every time I touched something not RE related lolwhat really happened here is beyond typical "RE guys" investing into "non RE".This is outright investment on unregistered private placement that' usually can only be done to certain highly accredited investor because it's super high risk in its nature.Here's more information on REV's financial position :Financial Challenges:As of early 2023, REV was reportedly exploring restructuring options, including potentially filing for bankruptcy.The company had allegedly paused payments on its debts, estimated to total around $200 million.Revenue and Losses:In 2022, REV reportedly had revenues of about $60 million but losses of around the same amount.This was a significant decline from 2021, when the company had revenues of $150 million and losses of $90 million.Recent Developments:In May 2023, REV's backers acquired its IP portfolio, allowing it to avoid bankruptcy.The assets are now owned by a new company called Omni Retail Enterprises, which acquired most of REV's assets in a transaction that closed within the last 90 days of the report date.Portfolio Changes:REV sold its stake in Tuesday Morning in May 2023, which it had acquired through a $32 million investment in September 2022.Usually with unregistered private placement, the advertisement of such product should not be made public by LAW.

I do not have my numbers as well organized as @Greg Scott but my estimate is upper 20% annual return on average.The 3 i am currently invested in, one seems likely to produce an outstanding return (High risk, high reward), one is conservative and is performing to projections, and one i have significant concerns about but has not had a capital call.