That model is dead, if you want to actually comply with the law.

@Kate Robb If you decide to explore areas north of the city and need any feedback, I'm happy to assist, as that's my area of expertise. 

We also purchase seller financed homes using a 0% financing model.

Any feedback on model leasebacks?

The electrical and the furnace are all new.We have 5 days to do an inspection and back out ...In my deal analysis model, I had put $150/month as insurance premium.

build an excel model to show what your returns are with different assumptions.

Of course, if this is a secured debt position with some profit share, and there truly is a minimum profit of 5% with no risk of loss, that will increase the minimum return to me and I'd model it as a debt position with a higher rate of return and some additional possible upside.

Maybe one for calculating returns, forecasting, modeling, etc.

I like bill's approach.I am on the realtors side of story now in a way.I'm new in town, my good friend just did renovation, not rehab.Just her own project not REI.I saw the work and liked his business model...but contractors are contractors they are "two timers" always looking for the next date.I approached my friend and contractor at her site.

They were base models, and cost an average of $150 a piece + Plus installation.