(Compared to the usual 30-40 year path.) do they think people with a million or millions in stock just got there?

I am trying to get one of mine in the Luxe category and it has been futile - especially when I compare my property to the few Luxe ones in my locale.  

Double-check the ARV by comparing recent comps in the area to make sure the numbers add up.Run your numbers again with all costs (purchase, rehab, holding, and resale) to confirm the margins are solid.

Long and short, when I now look at my "return on Equity" numbers as opposed to my casual on cash return numbers it makes all the sense in the world for me to sell.Wholesalers contact me at least once a month the past 10 years and are always asking if I want to sell one of my properties, but I'll be hard-pressed to ever find a wholesaler that wants to pay me for what these properties are worth and is also willing to buy all the properties in one transaction which is how I'm looking to sell.Given how good our return numbers are here in northeastern Ohio compared to the parts of the country I know that out of state investors would definitely be very interested in in this portfolio.

I've heard Cape Coral in particular is slower than the rest of SWFL, but don't have anything to compare it to right now. 

The key is to compare each scenario side by side.

My rule of thumb when walking with contractors is if they talk more about themselves and past projects compared to what they will do on this project thats a hard no. 

Commercial properties can be lucrative, but the financing/underwriting required from lenders is generally more "conservative" relative to residential and usually have higher interest rates (unless you have a "rock star", long-term commercial tenant in place) and generally require more equity from the borrower compared to residential.

It could be helpful to compare strategies.

The two examples you need to compare are: 1.