Fair warning here - typically, you will get young professionals as roommates in this situation, but the numbers typically do work better than the multifamily properties. 

I got a pretty good rate (much lower than typical HML).

Thanks for all the replies....I think my mistake in the logic and looking at all those sites is just how you kind folks have pointed out..... being  that I won't be a typical homeowner looking to redo a kitchen or bath....so using those remodeling guidelines would be a mistake ......I appreciate the helpBruce 

Typically I write my loans for one year and they are to flippers.

When you have established relationships w private lenders it is typically the best route to go.

Typically the tax rate will be between 2-3% of the value of the home per year.   

More importantly, this is an REO sale, and they typically come with title insurance.....which means the bank will pay off any past due taxes and liens that survived the foreclosure auction.

Sound typically travels through structural members in a wall/structure, not the dead air space (sort of opposite of heat loss).

The Boston area isn't typically targeted by out of state investors because of the cost of acquisition.

Do your research before setting up an out of state (OOS) LLC while being a CA resident.LLC in CA has a minimum $800/year cost/tax.You did not specify why you are looking at LLC but if it is asset protection an umbrella insurance coverage is another option and typically is less error prone.