However, having another job is going to be one of the biggest factors in this, particularly if the other job is full time.It is honestly very difficult to say with a straight face that you work 40 hours per week in a job and 41 hours in real estate without pretty much anybody raising an eyebrow at it.The other issue is, even if you don't have a full time job elsewhere, being able to honestly say that you spend 14 hours a week in real estate is also tough if you aren't in the middle of a remodel almost continuously.I'm not saying you don't qualify.  

I then make additions/subtract ions for material differences.  

Also, have to know the local practice on 100 for the garage, and what if someone was not interested... so that income may be tough or a "bonus" for a one year lease to attract a good tenant...

This is a great business if you have the nerves to over come the tough days.

If there is a flat section of the roof of any significant size, there absolutely could be 8 layers of roofing material.

It is all just reading material so it is basically like you are sitting in front of a computer reading a text book then taking exams throughout the material.

Hammond and Whiting are very tough on unlicensed contractors and investors who use them.Just my $0.02Good luck!!

That's tough.

Also make sure you have a high expense ratio, even though it was gut renovated you do not know the quality of the workmanship and materials that were used, and in 3 years people can beat alot of stuff up.

Dave, you are not learning how to value real estate in the investing podcasts, videos, books or other materials unless appraisal techniques are taught and I'd really be surprised if they mention or go past mentioning the three approaches to value.The computations to find the ARV are out there, but that doesn't give you the assessment of the valuation in your market.