And used too high end product.

Thinking you are going to get very much "extra" for a high-end remodel compared to a typical fixed product would be a huge mistake that the Buyer will be the only beneficiary of.

Precious metals aren't productive assets or income producing.

This is the area most new investors underestimate, and it ends up ending their investing career, or at least slowing it down to a crawl.

Ceteris paribus increased rates mean decreased values because the debt service will rise and fewer buyers will qualify to bid on product.

Clearly they don't see the value of presenting to and connecting with their peers and colleagues.In case you didn't know, standard practice in the industry is to take somewhere around a 50% cut of the price of products sold in the back of the room at REI conferences/clubs or through websites that hawk these things.

I'd most likely find investors that already have done the rehab and purchase the finish product form them.

I'm bummed at how slow flipping houses takes.

Businesses don't pay taxes J...the consumers of their products or services do.

The "15 days OO only" is mostly a Fannie/Homepath thing...and Homepath DOES offer a rehab product.