As for building a wall, metal stud frame, drywall both side, tape to level 4 at 10' height would be $5.14 per sf.

Justin Stamper In Orlando it seems to be appreciating considerably.

@William Crutcher  keep in mind woodlot and timberland are completely different values .were as I had an 11 acre monster doug fir patch that I took 700k of timber off of in the height of the market.. out your way with hard woods it could be fire wood worth 7k..

She was sending me properties around the Citrus Heights area and I actually went through my first property walkthrough and my numbers seemed somewhat right (coming from my 6 month general contracting background haha).

But its going to take 30 years for them to pay it off and I might be able to maybe collect a couple hundred dollars a month in income after all the expenses, but if I did it in 10 years (taking into consideration that i'm losing cash flow because now i'm putting my own money in) at what point do i break even from the tenant paying interest? 

I wouldn't create the expectation that you'll reimburse dollar for dollar.If you do decide to offer them any financial consideration, I'd have your attorney draft a release that officially settles the matter without you accepting culpability, and then have them sign it prior to their receipt of payment.

By class here are my pics.. b class I like Hubert heights and Kettering and north shilohB minus the nod goes to southern shiloh, belmontc plus north riverdale emerging parts of north DaytonC eastern hills, old north daytonC minus, north main - dayton proper, westwood (yes it did get that much better after a thousand demo), trottwoodD Salem ave - Dayton proper, five oaksF Santa clara

Until you have a considerable amount of properties and equity in those properties a LLC is not needed.  

For this reason I'm bullish on certain pockets in LA especially south LA, for reference look at Leimert Park, West Adams, and University Heights.

Thus even without the consideration of taxes or property management costs (assuming you have one, which is typically around 10% of your monthly rent) it fails the 50% rule.