I’ve spent the last 13 years or so chasing the rabbit hole of success in the 9-5 world — successful I suppose, depending on the metrics you use to measure that sort of thing.A couple years ago, I dipped my toe back into the real estate investing world.

I say that to say I know how to do it right and cringe when I see people spending money on social media stuff, so please don't go down that rabbit hole.

Since I'm new to this as well, hopefully if there are any holes in my theory some seasoned investors can come along and poke holes in it!

I have deemed this to be a "good" deal and have the intention to proceed, but am hoping you all can help punch holes in my analysis.

John, in working with 20-30 different insurance carriers, I can tell you they are trying to fit a square peg in a round hole.  

Been a while since i played, but there is a lot of business done during and after a round of golf at the bar ( 19th hole ), do you have to learn to play and go play Golf, NO, but it also wouldn't hurt.

Replace the top with something contemporary and elegant, and use a vessel sink with a nice simple faucet set, a nicely framed mirror (or tight wall-to-wall, counter-to-celing mirror with a hole drilled for the light fixture), and a clean-lined contempo fixture (a couple of hanging pendants?).

Is it still a complete and functional home if there's spray paint on the walls, a hole in the drywall upstairs, only one functional bathroom, and a cracked window in one of the bedrooms?

Now the work starts and a hole bunch of new stuff to learn.  

Anybody see holes in that plan?