Be careful before sharing any sensitive information.

You already know of this because you practice it, so I wouldn't let this one get under your skin. 

But most will shy away from little to no skin in the game in this market. 

Thank you all for your input definitely looks like there is more than one to skin this cat.

Longer term, we could add additional cabins to the property (as stated above) since the current owners are sending overnight business to hotels in the area that are 15+ mins away.Our situation:We have about ~45% equity in my home (appraised at $775K about 6 months ago; we made some improvements but to be conservative, let's say this is still a good estimate), I can cash in my 401K, and have RSUs from my company that I can use for the majority of the cash I need to have "skin in the game" but it's short the 20% I will need for an SBA 540 for the real estate + 5% for the SBA 7a (this 5% for the DP is possible if the sellers can finance some of the business).

@Martin BrownAlso the reality is if you are trying to forecast numbers, the second you hit enter they are wrong as nothing goes the way you modeled it.The important thing to consider when modeling is to have data as accurate as possible (garbage in garbage out), but most importantly (and this is where investors miss the boat), what is the sensitivity to the numbersFor example if doing a flip with hard money, which causes more pain - $20k more to complete, 25k less in sales price or getting the right number but it takes 3 months longer?

@Nathan Siva if it's not too sensitive, will you mind sharing what the accountant did?

Since they've lowered interest rates to zero, rates have fluctuated a full 2% while the Fed fund rate hasn't moved.I imagine that jumbo rates will be more sensitive.

I am really sensitive to the economic environment up here and being careful not to over build.

No matter what you write in your Offer, it's no skin off the Realtor's nose.