I work at a federal job as well as work a side job designing and installing landscapes.

So instead of coming here to ask how you should phrase your rejection letter designed to keep their money why not just return it.You wouldn't like it if it were done to you and you wouldn't like it if it were done to your child.

If you don't feel comfortable renting a duplex to a family of 7 and don't like the idea of being rushed then don't do it.I don't see any point in going through all that stress unless you have vacancy problems, but if you have vacancy problems I think you have bigger issues to solve.

If you're not feeling comfortable, it may be your gut telling you to back away, and you might want to listen.  

I think the reason why this amount of work is possible is  because I switch hats from 'investor' to 'property manager' to 'designer' to 'general contractor' to 'manual laborer' (I still will hop in and help the guys on a rehab).  

@Andre M.If you aren't comfortable evaluating rehab costs yet I definitely would suggest getting a contractor to come take a look.

I'm researching the Florida market to see what I can fairly charge and be comfortable with.So that's my update.

@Robbie A. it comes down to whether you are comfortable with the area or not.

Hey Cody, Mistakes are inevitable, they show that you are stepping out of a comfort zone.

There are plenty of other issues like hiring the wrong contractor, zoning/permit issues, helping buyers qualify, poor design choices, etc., but the bulk fall somewhere within those three buckets.