I would love some feedback from any of you regarding my set up for investor returns and should I add anything more , I was thinking of including a guaranteed equity multiple as well but just forgot to add will do if that metric is important to investors in todays market.

I guarantee you have a friend who would love to go with you and give you their ideas on stuff. 

* What is your Guarantee?

.$1 a square foot to drywall$1 a square foot to paint.That is $2400How did they get from $2400 to $25,000.I spoke to York City the other day and to apply for the Variance to change the zoning for a property was $500 and a 2 month process and it was not a guaranteed change.Although I doubt a Doc was living in the city.I have rooms In rent and they rent in hours. 

They have foreclosure "auctions' which are wild west and dont guarantee there are no other liens or other issues with the title.

It's no guarantee but it's a good place to start.

No guarantees just my suggestion.

There is also large military base here which guarantees the need for rental properties here.

Finding a good tenant is never a guarantee but you can dramatically reduce the risk by screening them.The same is true of property managers.

They promise to literally hold your hand through the entire process including tax advice from CPA's They guarantee that you will make you initial investment back at a minimum.