Without vast experience in rehab its hard to ACCURATELY forecast a rehab which could leave you underwater or out of money to complete. 

Can't blame the HML for pricing risk to their favor- it is after all their business model. 

When you move up scale to "aspirational" future owners you'll be in a whole different business model and level of "problems".  

I'm sure there's plenty (D Lindhal) that did it this way, but I like the Grant Cardone model: need money to invest?

Some people consider that their business model, wherein they get to maximize profits at the expense of an easy life.

I've learned A LOT just by engaging with other members, have made some great connections and done some great deals.Sounds like you've got an impressive portfolio and model, thats awesome!

If you have any excel models I'd love to see them and understand what kind of assumptions you use when evaluating deals in the Atlanta area.I majored in Finance at Wharton so I know a thing or two about investment evaluation, but I have no experience with real estate so I'm just looking to learn the ropes of what a good deal vs. a bad deal might look like.

We might be transitioning our current business model to offer even greater than average commissions and incentives to find quality motivated agents that will serve us hence themselves. 

I do this to see what the year is in addition to self-inspection and getting my inspector to look at it.I have recently put a document together that lists all the properties systems (yr or age, serial and model, remaining life) and factor cost with the remaining years.

The podcasts are a good way to hear about all kinds of scenarios and models to plan your business around.Do your research, and don't be afraid to jump in if you think you can do it.Best of luck.