A kitchen and or bathroom remodel is going to be much more expensive than a bedroom remodel.Using a Cost per SF can be a handy quick rule of thumb for estimating rehab costs, but only if you understand the Scope of Work, repairs, materials, level of finishes, etc that are included.Shawn does very high-end luxury rehabs in Los Angeles (correct me if I'm wrong), so his $ per SF values are substantially higher than what I am paying for my average grade rehabs here in suburban KC. 

Maybe I'm searching for the wrong thing?

I am getting a lot of “let me know when you have off market deals.”What am I doing wrong?

*Yes I spelled landlord wrong, and I cannot change it sorry for not proofreading 

Please let me know if my calculations are wrong. 

First, it forces you to rely on others with no ability to go there on your own if something goes wrong.

So if they have $10 million, while they could invest in the stock market at 12% (which, correct me someone if I’m wrong, but pretty sure they are not allowed to make that type of investment with deposits).

I could be wrong, but he's in the market I play in every day.  

What happens in these misunderstandings is that something goes wrong either in the sale or after, and then they sue you for some statement you made that they “misunderstood”.

If you are looking to upgrade the quality of the property or the location is in transition S8 is the wrong direction.It comes down to your assessment of the quality of the property now and in the future.