.- Quick Estimates/Rough Calculations - Detailed EstimatesQuick Estimates/Rough Calculations using the Human Brain/Calculator/NotepadWhen you are first evaluating a deal you need to be able to roughly estimate costs as quickly as possible to determine if the property is a good deal and if you should make an offer.As other's have suggested, the human brain is great at quickly making rough calculations. 

A human that clearly make his cats & dogs do all the crap work!!!

Look at their existing projects, call the licensing body at your state and ask if there are any outstanding cases against them, etc...

On EVERY single pre-foreclosure sale (whether a short-sale or not) I ALWAYS include the following terminology right in the body of the offer itself:"This offer is expressly contingent upon the approval of the seller's lender(s) and/or any other unknown lien-holders".I was told early on to include the "any other unknown lien-holders" provision as protection for both the seller(s), as well as the buyer(s)...

Round-Up is pretty deadly (to humans and dogs) so be careful with that.

I also love and miss the Tetons and hope to be working near them once again very soon.I'm currently finishing up a documentary about bear-human conflict in Durango, Colorado.

Being a single parent especially without a support system and not just giving into despair is super human.

does any body know anything about sacramento hold and rent scene, good numbers?

See, your thinking like a normal intelligent human being, remember, politicians rule the hill, so you have to answer to such in a way a politician would think. 

Unless your PM is offering something like that, odds are you'll get a warm body in the unit and it's a numbers game...how many warm bodies before you hit a dud...?