This is the final product.

I understand the process going into it all and I don't have a problem with the whole process I just think that at the end of it all when they list the FINAL date they should not be able to do anything after that point.Things are going very smooth for me & think maybe I'm just getting over excited because its almost finished:-) 

You will want all this sorted out before you finalize an offer.

After thinking about it for a few years I've finally put my fears aside and started taking actionable steps to build my own real estate investment business in beautiful Wilmington, NC.

Finally got it painted.

Here are the final stats (not sure if this will copy and paste correctly): Purchase Info Square Feet (2 Units) 2,492 Purchase Price $165,000 Initial Cash Invested $49,727 Income Analysis Monthly Annual Net Operating Income $1,032/mo $12,387/annually Cash Flow $414/mo  $4,973/annually Financial Metrics Cap Rate (Purchase Price) 7.5% Cash on Cash Return (Year 1) 10.0% Internal Rate of Return (Year 20) 16.9% On the land lording side, I was forced into a crash course when I had to kick out one of the tenants due to non-payment of rent.

On one of my recent acquisitions, the Assistant Chief came out and blessed my third floor rooms as bedrooms without installation of external fire escapes. 

The inspector might be ignorant, but we gave him that chance.You can be sick of dealing with inspectors and buyers or even realtors, but you still have the final say in your transaction.

My coin is to finish venting via this thread and make it be the finale.

@Marco Santarelli thank you for the informative reply, my forward thinking is on how to invest after say 4 acquisitions since I know the rules start changing in the financing department.