@Tim Sipowicz J Scott's book is good, but the pricing in there is more or less irrelevant at this point so don't spend too much time learning his pricing models.

Hey Keith,For an SFR LTC deal such as this, I would consider providing the following (in no particular order):AddressPurchase price / renovation cost estimates / ARV or pro forma CAP rateDeal structuring (equity vs loan proceeds)Projected rehab timeframeBeginning date of project (day escrow closes) Projected exit date (expected sale date) Surrounding comps to justify purchase & sale priceEquity distribution project structuring (will returns be a fixed % for GP & LP(s), or is there a waterfall equity return model based upon varying levels of success) Expected ROI distribution date (After exit, and if profits, when can investors expect to get paid)Those are just top of my head, you may not need everything in there depending upon the investors you're looking to approach this deal with.

Hot springs in the mountains fantastic.  

I know it got pretty expensive to invest they're since it's become a hot spot destination.

We passed on a property right before this from the same wholesaler and thought we blew our shot at getting a deal since the market was so hot, but sticking to our numbers played out well for us!

Single Deal vs Fund Models:  Another function of the late market cycle that began to be more common is many operators offered a fund model, as opposed to single deals. 

Is it hot baths ?

You'll have no problem using an FHA loan for example in a rural area, but might have trouble in a red hot area like NE Minneapolis since sellers don't want to deal with the headache of inspections, regulations, etc when they can get asking price in 2d from a conventional buyer.

Yes, the market is quite hot but since the greater metro is so sprawled there are plenty of deals to go around for active, go-getter investors.

Additionally, banking on appreciation or trying to get every penny possible out of a house will become even worse strategies.In my area, 70% of the buyers lie between $125k and $275k, so my model has been to pick a price point for a property, and make it the best property at that price point on the market, so the entirety of that 70% of buyers is fighting over said property.