Its a hot real estate market so I know either way it will sell, but can I expect to get most of my investment back by doing this update?

As @Brandon Turner  has said, REI is "sexy" and people are interested so I put together this presentation:http://www.biggerpockets.com/forums/517/topics/176471-seeking-flip-funding-in-orlando-50-ltv-and-138-roiIn addition to the BP community, I shared it with family, friends and local investors that had expressed interest in what I was doing.

Definitely a hot real estate market.

I've seen a lot of debate about buy-and-hold strategies in Austin during this very hot market.

S 2nd is HOT and so are the Freshwater Plaza area and the Inner Harbor.

Hot buttons are not atypical:  good property appreciation potential, solid rental market, and access to reliable management firms.  

Not to mention the house is in a hot market so no problem selling.Of course the property is also easy to rent but it doesn't make the 2% rule, or 1%.

Only exception being if you hit a hot area with appreciation.

I  started buying my first two deals in Tampa, and was fortunate to do so during this current hot market, so in that sense I have been lucky to start this way, but also in need of some reality about other types of markets, and how to respond as markets change.

Now I know nothing of that market it could be red hot for all I know.but smaller town markets tend to be slow movers and usually discounted purchase price from ask because there is so much to choose from.that's the basics