I look forward to learning more from you guys and even getting a chance to help in the process of flipping and observing those who have come before me and have seen some of the pitfalls. 

That being said, driving through 3rd Ward one may notice that there are far more easily observable drug dealers lurking on corners than most other parts of the inner-loop combined.

If there was any, you did not have many properties to work with.At the end of the 3 day workshop when they pitched the different tiers of mentorship programs, I remember an older gentleman who could be my grand pa decide not to purchase any program because after hearing all their spill he could not see or observe, I quote "Phill Grove have skin in the game" for the mentorship program.

Some general observations/questions/considerations: I’m assuming the $89.00 is hard costs/sq ft.

The report came back that termite shelter tubes observed in basement sill plate areas of all three apartments, the entire back wall of the structure.

Just my opinion, but based on a few decades of observation.... :-)I would bet that rates will start to ease come spring of '24.

What might help you for the next attempt is to read (BP's book written by yours truly--The Hands Off Investor), and network (join a community where investors discuss deals, trade advice and observations--coming soon will be Passive Pockets, an offshoot of BiggerPockets which recently acquired the popular passive investing group Left Field Investors).

The only way to effectively determine this is by driving neighborhoods, walking properties &  observing the daily routines of those who live there. 

I'm do for a assistant. 40 yrs to observe and construct in this industry.

This is when most guests will observe any issues, and it can be nipped in the bud right away.