I developed a 3 story suburban walk up product though because that is what most large development firms design and the highest profit type of construction and most stable right now.

There is so much flimsy chunk for sale, it's terrible. 

If the latter, the seller uses the sale of their property to pay off their mortgage; and the difference between their mortgage (the amount they owe) and the sales price is what they walk away with.

Purchase price: $4,800,000 Sale price: $9,200,000 16 unit townhome complex.

Raising opm makes sense but you need to have a product / investment someone would want to invest in Is that deal Better than what the competition offers?

Had we dug into the "3-5 years old" disclosure better we would have found that the older folks who sold the home were most likely remembering things wrong because after the sale we got up there and found it to be near the end of its lifetime.

@Martin BrownAlso the reality is if you are trying to forecast numbers, the second you hit enter they are wrong as nothing goes the way you modeled it.The important thing to consider when modeling is to have data as accurate as possible (garbage in garbage out), but most importantly (and this is where investors miss the boat), what is the sensitivity to the numbersFor example if doing a flip with hard money, which causes more pain - $20k more to complete, 25k less in sales price or getting the right number but it takes 3 months longer?

Pex is a rare occasion where an advancement in material is easier, cheaper, and in my opinion a better building product due to its freezing resilience.

I will track properties up until they are pending sale on Zillow, Redfin, etc, but I can never seem to find what the property actually closed for.

Grand Rapids has had a big bump in sale pricing due to shortage of inventory.