NOw that's gross cutting cost timber tax and replant are about 30 to 35% of gross.Up in your area I am thinking its a lot of hardwoods so as you say it takes quite a bit more acreage to create volume and net yield. 

The only caveat I see here is that the volume must justify the numbers for a long distance investor since managament fees have to be accounted for.......just my thoughts

Yes some superstar high volume flipper on BP might be able to do it cheaper, and you might be able to get individual things done less expensively than the numbers I threw out there. 

MLS realtor run around crap is a waste of time and perfectly good heartburn.

In my case,  a great couple in my CA rental (4yrs), the temperatures were in the 100's and they had to use alternate cooling methods due to the main AC going out (very old unit) and no one could get to them for a week because of the high volume caused by the heat wave. 

I think we are just coming back into a balanced market.. this is the new normal and the previous normal.. those that jumped in 09 ish to 2012  were bottom feeding and had once in a lifetime opportunities  or at least once in an investing career opps.increase volume is one way to keep up the bottom line if you can do that.widen your target market. 

Burnout happens as surely as night follows day and when that point arrives, or hopefully before that point arrives the founder has to decide whether to grow the business enough to support bringing on other people to reduce their workload or allow the business to whither to the point where the founder can still handle the volume of work post-burnout.

It's located in a neighborhood that sells the most volume of homes within this city, so here's to luck on appreciation! 

That said, if you have really high call volume, I'd think vetting the seller may be more logical.

Many get too lazy & just use a shotgun volume approach & mark up everything they see on other lists & then send that out.