If you have parents with two kids the girls will sleep together the boys won't.

We did not refund as they broke our agreement.

Also- the option fee is typically credited to a buyer at close so would take some additional negotiations to make everything play out as you outlined.regarding prices rising considerably and giving up the upside- "you won't go broke making money"... let us know if this plays out!  

You can ballpark your rehab costs close enough to make an offer, but you'll go broke - or make your contractor very upset - if you drag them around to every property you **might** buy.

Windows were of a standard brand with unit #'s on record via spreadsheet with room locations for each so when (notice not if) they broke we could readily call and order replacement sash and maintenance came out and just traded sash in 2min. 

The market we are going after are groups, families, and girls trips looking for a luxury experience at a large private property with a pool, hot tub, game room, etc... that is close to the lake.

I think you are right.I actually just recalculated it, so I bought it for 145K, sold for 180K, minus 12K in the real estate commission=23K in profit.However, I did a small cosmetic rehab on it so I spent about 10K on the rehab, plus throughout the year this or that broke down, so I spent about 2 K fixing it, so then 23K minus (10+2K)= 11K in profit.So if I made 11K in profit only then my taxes/depreciations should be probably less than 1k, so probably no need to even do a 1031 exchange, right?

He broke the lease 2 months early with the excuse that he was moving closer to his military base.

Mind you, things at this house break all the time and whenever any technician comes to fix whatever broke, the technicians all same the same thing: whoever built the house installed the cheapest material on the market.

One girl spilled paint on the vinyl plank and her boyfriend being the savior that he is decided to try to remove the paint with paint thinner and took all the top layer of the vinyl plank off and then told me someone broke into the house and did it.Also, waterproof is relative to how much water you spill on it, if you spill a lot of water, that water is going to eventually make it over to quarter round trim and get underneath.