I would want to see rehab estimates from a qualified and verifiable contractor or projects you've completed including numbers.Every comp within 1/2 mile within the last 6 months.Seeing how long rehabbed properties take to sell in the area is key.All that said, BP has an article "10 Questions on Hard Money Loans" and Brandon Turner from BP has a video entitled "Hard Money Lenders - Where to Find Them and 4 Tips to Get Your Loan Funded".

I work for a Southeast Class A Office REIT. 

That's why I am leaning toward the Southeast.

I bought 500 leads of owner occupied within a mile radius of my house with at least 90% equity and printed up flyers in English and Spanish.  

Whereas a factory job in a small town where the factory shuts down may be much more difficult to replace if the next urban center is 100 miles away.  

I'm thinking about a buy and hold opportunity for a luxury town home 2 miles south of Texas A&M University in College Station TX. 

Plus I only have to go to one place and once I closed on the dirt I don't have to spend one second of my time looking for the next deal. .Although I have 23 lots 1/2 a mile away that we will start building in Oct.

I have had more trouble communicating with my corporate attorney that lives 20 miles from me than the attorneys at Anderson.Note:  With Anderson, you might have to work to stay current with the entity creation process since they don't seem to be lavish with status updates.  

The city squeezes over 800,000 people in 47 square miles making it the most densely populated major city in North America after New York City.

I have another question for you all and I'd love to hear some insight on some more outside views before I make my decision.I'm about to buy a property within 5 miles of the major university campus and the property is going for 110k.