How do you calculate a good deal?

[Eugene Koh]

What are all the costs that I should consider to leave profit for my end buyer? I'm always hearing subtract this, subtract that, but they all sound too broad.
Some of the stuff that I know to subtract from the after repair value are:
-My assignment fee
-Profit for the end buyer
-Closing costs
-Repair costs
-Inspection costs (termites, etc)
-Appraisal cost
-Broker/agents fee (if they plan to sell with an agent)
-Hidden fees such as liens/back payments (if they apply)
Are there more than just these? I don't want to spend useless time on a property that I think is worth it, and have my buyer's list tell me I'm stupid for asking them and lose potential business with them.