That covers pretty much everything from the studs up including the markup on labor / materials.

Including buying homes for me to personally live in , not under the business. 

Many investors are willing to close fast if it includes this kind of return, as long as they have clear title.  

However, you should always include Property Management (recommend 10%) even if you are planning to self manage.  

A good Mentor will do the equivalent with you in any industry including ours!.

If all is right, being ultra conservative, including a 13% vacancy discount  consistent with the office submarket into the mix (gross rents are reportedly 324k/yr - 13% vacancy for submarket = 282k rents - 104k in expenses), w/ 30% down at about 5% it'll cash flow about 80k/yr. at 2.35m - again being ultra conservative given its 100% rented.

The option that we both agree would be best for us would be to use the VA loan to buy a home that has a finished basement, detached guest house, or in law suite that would include a separate entrance, a bedroom, bathroom, and kitchen etc. so that we could rent out that space and essentially have them help us pay off our mortgage and build equity.

My last three flips cost less than 50k total including the purchase and rehab.....why in the world would anyone pay these gurus a sum like that wow!

Should I talk to my lender and try to get a 203k and include the roof and some other repairs on the loan. 

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