Depending on what scenario one chooses to use (PM/No PM, Do not count principle pay down, count it discounted, or count it full) this property either barely cash flows or cash flows nicely but it cash flows.I really do not understand the angst or the belief that I am trying to fool some as everything was fully disclosed including both PM and non-PM cash flow and including cash flow including principle pay down and not including principle pay down. 

The use of someone else's money (capital) is leverage, and will bare a cost, so just do the numbers to see if the deal matches the cost.....or not. 

I don't have any deals right now, Im a bare beginner with nothing but the research of the trade.

Unfortunately based on the local zoning we can’t sell bare land, so we will need to either build ourselves then sell or finder a buyer, enter into a contract to build and transfer title on completion.  

I could barely keep up taking notes on it, with all the quick talking, big numbers and crazy high ROIs.

Pretty much everyone says that Evolve barely does anything and they still have to do a lot of stuff themselves.

As far as the ARV goes, 800k is the bare minimum, could go as far as a million.

And they'll lie not to be deceptive, but to hide the fact they are clueless and are barely holding things together.And because of their secrecy, they never foster a good relationship with the sellers and they lose the deal.

We barely squeaked into this market as first time home buyers, but to also nab a rental still feels like a coup.

And when you are truly reserving for full capex on rentals, you will barely be breaking even.