I'll have my license by the end of the year, and starting to second guess my original decision to work for a large brokerage, CB, in the town where I live, which is fairly rural. 

I guess with these numbers, there is no way it can work.Thanks for your input. 

I guess this brings up a larger economic/philosophical issue: What happens to these beautiful brick homes and distressed communities when the costs to renovate exceed the current opinion of ARV? 

I've been in Maine for the last 4 years and went to school here for 5 years before that so I guess I'm a transplant at this point.

Like I said I don't know the advantages and disadvantages of lease option vs subject to but I guess I juste understand the mechanics and paperwork better. 

... not for me to guess.

I would check the moisture content of the walls, concrete floor, wood members in the basement and the air itself - my guess is that they're all reading higher than recommended.

I guess I was just taken aback as to how many properties still remain.

I know I'm far from the 1st person here to run in to this issue so I guess my question would be if you're in a market where you're having a hard time finding properties to buy and hold that cash flow did you ultimately invest out of state and how has it worked out for you?

I guess what I am asking is if anyone has deals with their city or county as some way of rewarding you adding a substantial amount of money into the city's coffers.