That means anything you do today can haunt you into Nov 2025.Just do things in a legal fashion and avoid the rush of complaints coming down the road in the future. 

Not to say it can't be done, but you'll likely find yourself doing things in a very suboptimal fashion -- which will have tremendous impact on both your budget and your schedule.My best recommendation is to find an experienced developer in your area, and offer to partner with him on the deal.  

REI will always have obstacles in one fashion or another. 

These include falsely claiming to have closed dozens of deals when none were ever closed, illegal payment of undisclosed sales commissions to bundlers and independent contractors, advertising the funds as safe and appropriate to investors with obvious near-term needs for their capital, creating fund of funds en masse assembly line fashion with no corresponding SEC filings, unregistered brokers/financial advisors acting in that capacity absent licensure, having customers wire money claim the fund is fully subscribed and putting them into a high yield promissory note, accepting funds from unaccredited investors, misrepresentations about the debt put on the project, lies about experience level of the principals, omissions of material facts, and at least two straight up Ponzi schemes.While it's true that some legitimate operators are having issues in their portfolios, today's circumstances are a perfect example of the idiom, "you can only discover who is swimming naked when the tide goes out."

With any software getting the data back out is really painful and why I think that having a clear way to have the necessary information in a backup fashion.  

Have you ever seen a price tag on a piece of jewelry anywhere or on anything at Marshall's that does not indicate some 50% "savings"?

So what you're telling me is, you built a website, and through old fashioned networking/good credibility and a very well built website you get all these leads?

Door KnockingAnother old fashioned way to find sellers is by walking up their front steps and bringing yourself to their attention.

I'm not saying ARV is determined by these costs but it is influenced by their existence as the sales price needs to account for covering these costs in some fashion

Although I still use the old fashioned electric water heaters.