I realize every lease is different and factors with regard to the location, traffic count etc all play a roll but I was really trying to hear about what sort of protections to the property owner was realistic to get from the billboard company.

Hey guys, so I was driving for dollars, and took notice of this great property, in an awesome are in CT.

At that point, your FICO score should be less of a factor as you'll be using portfolio lenders that give more emphasis on the asset and your experience.  

I've interfaced with some Jax members on the forum but there's nothing like meeting in person.07/12/20187:00 PM - 9:00 PMLocationJax REIA Office - 103 Century 21 Drive - Jacksonville, FL 32216We'd like to meet others who are interested in collaborating (even if you can't come to the meeting). 

I actually lol every single time I read this under experienceRegardless, the IRR is dependent on many factors including: purchase price, exit price (this factor is the biggest contributor to IRR), rent growth strength, ability to re-position, debt terms - LTV, rate, term, IO years, amortization yearsArticles you might find useful:The Inside Track to Vetting A Multifamily Deal SponsorDeal Screening Checklist for Passive Multifamily InvestorsFocus on developing relationships with the right syndicators (full disclosure: I am one) with the right background/experience working with the right teams. 

I have been getting GC’s to give me 10% fudge factor budgets, while also getting subs to get me bids.

The business decision of whether to do that however hinges on there being equity above the 1st lien and other factors that you're likely used to evaluating.

This is because it's a 40 minute drive, and I do not have time to screen and meet for showings, with my full time job.

I started driving for dollars with deal finder app, have website/social media/seo in the works, and am looking into other motivated buyer lead sources for direct mail.  

It's going to be closer to 1700 then 1500 if you factor in insurance/taxes... then figure prop mgmt fee (75% of first mo/renewal, 10% ea mo after) that's going to get you close to break even.