Buy / Sell costs for Flip & Hold in Texas

[Andrew Grushevsky]

Hello everybody

I am having a hard time making math work with DFW flips, and I understand that ship of easy money has sailed, and that wholesalers + hard money eat a lot of profits.

Particular problem is with buying / selling costs.

What would approximate math look like on a 150/180K PP, with 250-280 ARV with 40-50K in rehab.

https://tools.reikit.com/properties/fd9710a7 - this is what my analysis looks like

Please let me know if my math is way off in terms of buying / selling costs & hard money financing.

Lets assume that hard money is 70% ARV - 12% interest only - 6 mo min with 2-3 points

Thank you!