Which deal would you do?

[Janelle Hicks]

Which deal would you do and why? 

Ok 3 options we have:

Deal A: package deal with 2 houses (2/1 and 1/1) plus a vacant lot asking 140k. Smaller town. Needs about $15k in mostly cosmetic updates but livable now and could probably financed with regular mortgage. Total rents probably $2k a month once it's cleaned up. I calculated net cashflow at $800 after maintenance, vacancy, prop management etc.  Bonus- could sell the vacant lot for maybe $7k net after realtor fees etc. Worse area than other options but not war zone. Roughly 20% returns.

Deal B: Rough 3/2 house in nice area of smaller town. $75k purchase price, must be cash purchase. Needs about $50k in repairs as it's been vacant for years- new AC unit, new roof, siding/soffit repairs, new flooring, etc. Bonus garage in back has electric and plumbing, could be an ADU but lot of work and money to get there so I didn't even estimate costs. Worth probably $165 ARV without the garage fixed up. Great BRRR, cashflow about $500/ mo but after BRRR would pull almost all cash out of the deal so infinite returns.

Deal C: Ok house in ok neighborhood in bigger city, asking $140k but near major University and new metro services/ path of progress. 4/1 would rent for $2k month with minor updates, but needs a foundation repair (roughly $20k). Still financeable. Bonus potential to finish out small basement area and add square footage. Cashflow about 800/ month but property is out of state from my current area. I calculated 18% cash on cash. 

So I'm at a crossroads here. Anyone got advice for me on which one is the best to go for? Funding comes from my savings/ HELOC. I have 2 other rentals running very nicely so far but still a baby investor.