I hate second guessing myself on making an offer!

[Matthew Koch]

You know how it said that knowledge doesn't mean anything unless you use it or put it to the test!?!?

well for me to be honest and transparent in this adventure of mine putting in offer ever for a house this time it's my first wholesale offer coming from the MLS and although I have watched and listened to almost 400 episodes of the podcasts for bigger pockets the state investing side of it and I ran my numbers through the whole sailing calculator to give to a flipper, I'm always unsure of myself, simply because I did my numbers conservatively not only for overestimating a little bit on the rehab but underestimating the ARV that way there's that wiggle room on both ends and by my calculation a process like this the end result is 20 grand for my back end buyer.

My question is if I go ahead and post the numbers, can I get a little reassurance that even though this is a slim deal for profit in the end that a deal is better than no deal and I just want to be sure I am correct on the numbers so I don't hurt nobody I don't screw nobody over and I'm completely upfront and honest about the whole thing Also if I may have missed something someone can suggest it but going through the pocket calculator it looks sound and good to me....

located in Kimberly Idaho 83341

eight bedroom soon to be four bath house monstrosity

MLS listing price 400k

My purchase price 360k

estimated ARV confirmed by local bigger pockets member Jeremy Orton of Keller Williams real estate and 15 years of agent experience, between 490k and up to possibly 520k

estimated ballpark rehab because the house is only 80% done and I have a video walkthrough to share if anyone would like to see it and some of the materials to complete it is already there on site in the house, Maybe 50k in rehab

agents commission $29,400

closing costs $1691.92 from agent

Holding cost is $7,500 for 3 months accounting for electricity water property taxes, insurance etc

I'm asking $378,400 

flipper profit is somewhere between 20 grand and possibly 49 grand.

I'm open to any and all suggestions and I'll look forward to hearing your feedback I have until August 29th to get this taken care of and sold to a flipper and I do have a back end buyer lined up I'm just waiting on a return call or text from him but I'll always want to have a backup b or c plan exit strategy.

thank you and I will be in touch.