Lot more lengthy to type out it happens pretty fluid/quickly.

I would generally disregard the “rules” locally except for very quick and crude calculations.

It's a shame because he came highly recommend but I need results quickly.

I own and operate these homes myself and I do not and do not encourage you to focus on that market.  

I'd imagine the hassle/logging of your guests by the front gate going to put a damper on that.Corporate looks like it'd work though and quick google search gives some results.... 

That way you have some money coming in at all times.If you had a contractor that had a large enough crew and gave you a discount for doing both units quickly and at same time then it would be worth wild to just get them both turned around as fast as possible and rented at market rents.I self manage all my properties.

You so quickly went off the handle and made assumptions, it’s hard to take your actual points into consideration.

Quick flip with 20% profit, probably not going to happen in that area right now. 

My biggest concern is that sweeping reform (which feels imminent) would take me from cash-flow positive to in-the-hole fairly quickly.

Perhaps we could hop on a quick call to catch up this weekend?