I knew where he bought the windows, flooring, baseboards, doors, etc. which made it easy to get the costs.

I've made lots of cashflow for all of them. 

I think it really is to provide some type of value to the customer and get your brand in their face repeatedly.  

You've made a lot of good points.

What made you interested in investing in this type of deal?

From the accountants' written report, names redacted:"Tax Filing Corrections:"After consulting with [[the property's]] Income Tax Accountant, it was decided that corrections to the depreciation, assets, liabilities, and capital allocation will be made when [[the property]] files its 2023 income tax return.

Can I ask what made you decide to land there?

so most people will have to be as leveraged as possible to scale (at the beginning). as in, keep your LTV high and focus on buying 'as much' ($$) RE as possible. this is if you're doing a pretty run of the mill REI strategy like buy and hold. i came across an interesting guideline once: if you could sell today and net 7x+ your annual true net cashflow, you should cash-out/refi, or sell/1031. think of it this way: if your portfolio in a year is worth 1m market value, and you owe 600k, and have a lender that will do a portfolio loan at 80% ltv, you could cashout refi and get 200k to play with (minus closing costs). when you compare the now-lower cashflow from the existing portfolio (higher LTV & maybe different rate), to what you can do with 200k cash, THAT'S where it gets fun. maybe you lose 1k/mo in cashflow on the original portfolio (literally just made up a number, idk), but you can gain 2500/mo in cashflow with that 200k.. then doing the cashout/refi earned you a net increase in your monthly profit of 1500/mo, plus you're getting debt paydown and appreciation on "more" real estate, probably getting bigger tax benefits, etc.

I've had more than one realtor say that PCB and the Destin area does much better than Okaloosa Island, so we made sure to avoid listings in that area.

I use Avail as a starting point and then have made alterations as needed via my laywers.