With cap rates at 6-7% and the ability borrow (and lock in a 30 year fixed rate) at 4%, you would be taking less than full advantage of the timing of your windfall by not seriously considering loans.During the crash, most of the people who got in trouble were bitten by adjustable rate mortgages and 100+% LTV.  

It's time to protect your neck by adjusting your contracts. 1.

You don't want all the folks to have identical talents or they have little to add, I was thinking banking , buy and hold, realtor, flipper, contractor, wholesaler, even beginner as some of the areas of experience to mix in. 

Subtracting for utilities and adjusting the insurance number, you're getting nearly $1300 a month on a house worth 79K completely rehabbed?

If the average in your area is $270 a foot and you have a house that's 200 sq.ft bigger than a comp, the appraise will not adjust that comp by $270 * 200 = 54,000.  

You do what the market gives you, and you adjust strategy to further your goals :)

@Tim AlvarezI own a muntifamily in Oakland, Ca and this city has rent control so this may apply to you in CoronaConsult an attorney to verify, but this is whai I found after a few hours research...... the "solution" is simple IF you are willing to do the followingOwner Occupy a FOURPLEX.....in Oakland that you buy..... .not a duplex or triplex.............ANDRent to Section 8 Tenants........Helpful Links................In the first line it says Section 8 Tenants are NOT COVERED by the Oakland Rent Control Ordinance https://www.tobenerlaw.com/oakland-rent-control/ http://www.tenantsunion.org/en/rights/section/subsidized-housing-section-8In the above it states thatHUD Housing and Section 8 Housing is considered Government Subsidized Housing and is therefore considered EXEMPT from Oakland Rent Adjustment Program!!!!!

I may need to make some adjustments and i'm hoping someone has some experience with amending 4562s and could tell me whether or not its possible.  

From what i can see your labor price (overall) is almost about 25% higher than what i would pay in Phoenix.I recently renovated a 13 unit building and all the kitchens were identical to what you are doing.

You vary the intensity by adjusting the on time vs. the off time.