am i over calculating?

[Robert Jenkins]

So i'm looking to flip properties and have some experience in residential and commercial real estate. Is that causing me to over analyse expenses?

i assume if i bought a property around 200k i would need to sell it for atleast around 305k to walk away with a profit worth the effort.

(200k + 3% buyside closing costs = 206k)

305k - 3.5% closing costs - 6% realtor fees = 277k

277k - (assuming a round number) 25k rehab costs = 252k

252k - 206k = 46k profit = roughly 18% Return on investment.

are my calculations going overboard? Are there really just no good deals that i'm seeing? NOTHING has met these numbers and i'm starting to wonder.

[Account Closed]

hey robert, you're not going crazy man....it's tough to find a truly good deal...i was having this conversatino yesterday with someone...and today with someone else....this is why not everyone makes money flipping homes....you gotta buy right....i've put in tons of offers in the past few months and usually get pissed off sellers (if they're private sellers)..i also get tons of agents telling me those deals are impossible to find...trust me, they're out there, just keep looking!