It seems to me that the benefits of the leveraged transaction outweigh the possible deviation from a precise inverse relationship to my local market.I would greatly appreciate any and all input on the subject. 

I have not found a job there yet, but have really good job history as a CNC Machine Operator and Precision Lead.

Kersey was out of B ball and defaulted. he owed 3.4   we bought it for 1.2 with a 5 day close. we put 1.7 into it to finish it.. and sold it first day on market to the CEO of precision Die cast for 5 mil.. that was my best one ever.. and of course being a true blooded developer and full consumer west coast dude went out and bought a 500k airplane the next day  ..

Sure, it takes me a while, but the cost to someone pay for my quality and precision- I can’t do it.

My next step is to check with a credit union which I understand doesn't use Fannie/Freddie.My more precise situation is:- decent contract income- probably paying myself 100k salary, the rest in shareholder distributions- will attempt to fund 401k to as high I can to use checkbook access when I have sufficient funds- Low "corporate" expenses are just legal, taxes etc- deductions are just home office usage and car mileageIdeally I can manage to get a loan in my current situation.

This allows me to precisely optimize a co-living space for that market.  

Once you have a reversion cash flow you can calculate your overall IRR precisely.

The reason CMG had such a high PE, was precisely because it was considered a top quality company.

They have made very precise predictions about the rise in sea level and more terrible hurricanes.

When you add in things like rewiring, replumbing, roof replacement, HVAC replacement, siding replacement, replacing all windows/doors, replacing cabinets, replacing tubs/showers, etc, things tend to get much more expensive, even in lower-cost rehabs and areas where labor is cheap.Personally, I'd use $15/sf for a full interior cosmetic rehab, but for a *full rehab* (including all the stuff listed above), my numbers are closer to $30/sf.That said, as a rehabber, you probably want to be much more precise than just a price per square foot...as a wholesaler, this *may* be good enough, but it's still important to know when a rehab will be $15/sf versus $20/sf...on a 2000 sf rehab, that's a difference of $10K.