Looking at a live in flip, looks like a killer deal

[William Dubus]

Hi, I'm William. I was born and raised in Denver, and I want to get into real estate investing. I have a construction background, and I've spent 2 years listening to bigger pockets, reading every scrap of literature I can find and tapping youtube dry.

I found a house in Golden Colorado thats really weird, and pretty ugly, but looks like a good deal for me. It's a 4 bedroom 1 bath, just under 2000 square feet for sale by owner built in the 60s. Asking price is $248,500, comps are in the low 400s, and after itemizing what I need to do im looking at 23k in materials, tools, and rentals, and about a 6 month long project if I do it all myself.

I have 8k cash right now, im a first time home buyer, so I qualify for an additional 6k with a grant from the state, it's in a usda loan area and I think I can qualify.

Id like to share some pictures and the paperwork ive put together and bounce this off of someone. The deal looks awesome, but its been on the market for almost 3 years so id like to get input from someone more skilled than me if I can. I'm moving forward regardless, even if I'm wrong by a margin of 100% 50k to rehab this place is still viable. I've got enough of a wedge to screw up a fair amount and still come out on top.

I'm just hoping someone smarter than me would like to look at this and tell me what, if anything, im missing. It's an old house, I'm a new investor and I'm fully aware I'm about to get in over my head.