I have seen a lot of their rehabbed homes but the construction work was usually not very high quality.  

The full pro forma will identify your construction costs, allow people to identify risks, and hopefully will encourage your stakeholders to see what you see-- while acknowledging that the asset is currently underperforming.

It's what I use for my own businesses as well as multiple real estate and construction clients.

Hardmoney lender is generally quite expensive, could you see taking out a construction loan instead. 

Hi my name is Scott, I've been involved in construction work for almost 15 years.

I do not have much experience as an investor but I do have a lot of expererience in the construction business and a little in real estate stuff.  

Believe it or not, I know a bunch of things in construction and a little bit about real estate.  

I'm most assuredly a "newbie"; new to self-storage, new to commercial real estate and new to construction.

Doesn't sound like a lot of meat on the bone though considering your gonna have $10M in commission plus closing costs plus rehab costs when you sell in six months plus, your gonna have taxes on any profit as you don't get to claim the homeowner exemption from the gains.

Buying land and constructing looks to be attractive play to me . if real estate corrects by 15-20% then all i am losing is the 15% profit margin assuming i have assessed things accurately .