The reason I asked if you had $800,000 is to determine if you are serious before I spend the time responding.Did you budget:  Rough estimates you improve.Building permit fees   $30,000Engineering prints   $50,000Storm sewersStorm pondsUtility hookups $25,000SetbacksRequired parking spotsZoningFire systems   Dry or wet $30,000Electric hookup $10,000 if our frontElectric- basic $50,000Hvac $30,000Sewer, lift station?

If there are any recommendations of contractors to fix flooring issues in Tacoma, Washington area, please share.The flooring is linoleum and the subfloor might have rotted in a portion of the home that needs repairs. 

They just go about their business while my floor rots!!!

I get a call that it will not light after a fill of oil- then I find that the broiler had run dry and cracked and is now leaking- different stories as to how long the tank was empty- maybe ten days.

lolTimes sure do change and Detroit is booming now and Toledo has been doing very well also.I like to take pride in saying that our companies endeavors have played a part in "putting Toledo on the map" when it comes to investing and I can also see many local folks following in our footsteps :)The market is super expensive everywhere else so now folks are coming to the Midwest.This does raise some concern about maybe being at the peak of the market cycle so it wouldn't be a bad idea to have some dry powder (cash) ready to go.With that said, here is a quick break down of zip codes that we have been active in since we started:43606 (East of ProMedica and not much further out.

All have come back dry.

Not to mention not letting credit markets dry up.

Especially in dry areas like everywhere here in the west.  

ROT (return on time) calculation.

The problem is the buyer market is drying up.