Are people traveling to this area all year round?

I'll use round numbers to make the math easier for me.We can refinance at 6 months, for 75% of the ARV.ARV is 125,000.

Our last round projected a 18-22% return annually over 4 years. 

Sounds like round one netted you your wife, so that seems like a win!  

During the first round of downsizing, the client got rid of those they had wanted to get rid of all along.

The current owner says he cash flows 1500 a month some might be better than 300 a month some might be less just giving you guys averages and rounding my numbers up slightly for protection.  

Rob Auction.com typically starts off high but if there are no bids, sometimes they will run a second round at a lower price a few hours later. 

I do literally hundreds and hundreds of hours of studying every year on all thing real estate and investing.I would venture to say that with that back-round, I am as well or better qualified than many people who DO meet the current condition.

Using round numbers for example I will buy the property out right cash .

My name is Joshua, and I am a newly licensed REALTOR in Central Texas (Austin, Round Rock, Cedar Park, and all the other nearby places that are growing like crazy).