I've been starting to look into the Tampa Bay area but was wondering if anyone could give me some advice on how to accurately estimate construction costs and ARV in a new market, as well as on how to make sure you get a fair price on labor.

Yes, we have recently purchased in our own names with a HML, performed renovations, moved into it and then refinanced with a conventional lender.  

PS, basing your choice of lenders purely off the quoted rate doesn't tell you anything about their performance.

What I need help with is to verify that this is accurate.

Would any local experts be willing to look at the attached and see if my numbers are accurate or way off? 

If there's a hole, it may be a red flag.b) sensitivity analysis: I examine all the assumptions, and make sure I can live with the worst case scenarios.c) "Stall and see": if they are getting money over multiple years, and there is no penalty for investing later, I would usually wait so I get some real performance data, versus having to look at theoretical pro forma information.d) Recession stress test: I will not invest in anything, until I subject it to recession level stress and see if I can live with the result.

A staged lease-reading followed by a Q and A is much more the kind of training and performance exercise you need in the landlord-tenant relationship.Of course, once you get up past a certain number of tenants, holding these kinds of formal lease-signings is going to get very hard to handle and/or you're going to get sick and tired of showing up.

What is normally done, is it typical that they get paid regardless of their performance, or lack of performance?

That way, you can sell the re-performer for more.

The various comments on Sec8 being a protected class have all been accurate at various times but at this point,   source of income discrimination in WA is illegal statewide:https://www.seattletimes.com/seattle-news/politics...https://app.leg.wa.gov/billsummary?