Or just a really seasoned REI consultant? 

I am told to come back after the upcoming tax season to possibly determine a approval.

Most of these lenders are now requiring a project minimum of 100,000 and 20 percent contribution from seasoned flippers and 30-35% to newbies!

Anyway, I welcome thoughts from more seasoned members here on our general approach, as well as from anyone with experience doing deals in either of these markets and sub-markets. 

We just concluded high season and are headed into the slower market for Adult housing as it's a little more seasonal.

@natalie and @Linda covered this perfectly. as a side note this is literally been one of the most difficult tax seasons for all accountants out there.

A 24-hour gap between in peak summer season is a killer.

There are always year end projects and trying to fit in an unexpected turn into the holiday season is something we try to avoid.

This accompanied their monthly lease invoice:Greetings XXXXX Tenant,As we all continue to navigate this unique season, we want to again thank each of you for your dedication to your business, the Stoughton Wellness and Athletic Center and the Stoughton Community.

They spent more than $14,000 per apartment to outfit them with rugs, throw pillows, art and chandeliers.