That extra 4 hours of driving per day would easily equate to that assuming about 200 miles.

For example, I ran some high-level estimates on painting, and my basic equation for an estimate was raw materials (based on sq feet) + labor (based on est. hours) = approximate estimate.

I have heard ranges vary anywhere from 8%-20% depending on the local market.I have also considered factoring a 0% vacancy into the equation and instead only accounting each unit to be able to collect rent for 10 of the 12 month a year.

Hi folks, thanks for all the valuable posts above, but this thread only reports on one side of the equation.

The note is performing, but the payee just wants out of the equation as they originally agreed.

The daughter (who is dating BIL's Son) would love to keep the property, but won't have cash to buy him out, and I'm certain she won't qualify to finance the property to buy her brother out, and he's not going to want to sit and wait for his money.It's been a few years since I've taken on an investment RE project, but am just at the beginning of getting back in... was thinking I could back them with cash for and take an interest in the rehab, my BIL could do the rehab for the labor... and we could all partner, but worried adding my BIL to the equation could complicate further - it's not close enough geographically for me to manage.... 

Taking marketing completely out of the equation, are there still other considerations?

Better prepared equates to more likely to succeed.  

"Expect to find" wasn't part of the equation, searching to find and reconciling my strategy with others is, however.  

This is (almost) a fool proof plan.I am developing and equating this strategy to make it absolutely 100% fool proof.