Even though I have done lots of value adds close to on budget and never had one prior extremely miss budget, I extremely missed budget on a value add I completed this month (I was starting to believe it was never going to happen to me).  

Hey Account Closed, happy to answer this question for you (and any others).

If we all had a dime for every new investor who said they had a plan to close 5 in 5 years if you just help me now, we would be so rich!

Not sure about city, but you can in the county which is still close to town.

Rubio's Mexican Grill just closed 48 California locations, which was ~35% of all their locations at that time.

I've been investing there since 2019 and have 12-doors currently but closing on a duplex next month while I'm there for a few days.There are still cash flow deals to be had, but you really need to know the market and understand how to run your numbers.

In essence, after two years I would have turned a $192k down payment into $284k equity (minus agent commissions and closing costs).After selling the property, my plan would be to roll this equity into other investment properties through a 1031 exchange.Questions:Is this a good opportunity? 

I'd end up putting it on the closing statement and not budge off of that. 

If you're not a plumbing expert, hire a scope pro who understands plumbing and can walk you through everything (or have a trusted plumber watch the scope with you and explain it).I once bought a property where the seller had just installed a brand new sewer line.

Not even close.