Home is a 3/2 1,400 SQFT home on a 8,300 SQFT lot Purchase Price $155k (01/29/16)around $25-30k in rehab and closing cost  Estimated sale price $250-260k Here are some photo, hopefully I can show you guys the finished product but this would give you a great idea of that we've done and the quality! 

I look at it a a hobby and something that will provide me a valuable product compared to any other hobbies.

The 4k I save could go in to those systems; but saving to produce a subpar product is not something I am willing to do; you've got a good point the more seasoning I have the better deal I can negotiate on both ends.

Often you will have paid the general contractor but they may forget to pay the subs.Have written standards that detail what the completed product should look like.  

We just completed a 20 unit new construction apartment project and are now seeking investors for a for sale product consisting of 8 townhomes.

If you want a short seasoning period, you will likely be getting a commercial product.  

It is a bit slow, I'll admit, but seeing returns in real estate I'm thinking of accelerating returns by using the cash out refi to buy more property.

This isn't the path to instant riches-- it's slow and methodical, but it's working for me (two flips and one hold property over the last 1.5 years).It took a few weeks of work, but eventually I found two local Tampa banks (big banks pretty much just laughed) that offered me fantastic terms on a PLOC (one is 1% over Prime and the other is 2% over Prime). 

Also housing appreciation on the north side is slowing down compared to out west and out south in chicago.

In addition, our properties are going to be made "purpose-built," a finished product thats specifically designed to attract today's college students with amenities that appeal to that demographic.