A few follow up questions:What was your final cost per buildable sq ft (hard and soft costs)?

I fuss at offenders when I'm there and tell them to put a towel under the door so they don't get arrested and go to jail where they can't pay me rent.

I said I noticed that the market was soft.

Soft costs are my time and transportation..

It's only $15 for food, soft drinks, and more stories than you will be able to remember.

With that, a magic eraser, some Windex, Clorox with bleach spray, a good scrubby sponge and a pile of paper towels you can clean just about anything.

Back out some soft costs and we should be around $60 profit per home at the end of the day. 

I plan on giving that book to my son and daughter.In general, Biggerpockets is great with wholesaling flipping, but there are other subjects like business planning, entity planning (I like Amanda Han), taxation planning (Steve Hamilton is awesome), and advanced soft skills like NLP and negotiation (not sales) etc that are super important.Not having a LLC or a Corp before marketing and making offers, seriously? 

All a person would have to change to match kitchen is hand towels and potholders. 

Bake me some of those soft and chewy chocolate chip cookies!