@Ray Jimenez you need to include all of the holding costs (taxes, utilities etc) as well as the realtor commissions and excise taxes once you sell it. There will not be as much "cushion" as you think there is. The whole verbiage about holding it for a year to receive capital gains benefit is also a bit strange. Most flippers want to get in and out as quick as possible to minimize the amount of holding costs. Seems like a strange strategy and not what most investors are used to. If you were actually able to buy it at that price, rehab it and sell it for the price you are predicting it would actually be a good deal. You just need to make sure you have all of the numbers included and clean it up a bit. The hard part is convincing people that you can pull it off as a first timer. Everyone starts somewhere so the more professional you appear in the beginning by having all of the correct numbers and figures, the more likely someone would be willing to work with you. If it looks thrown together half heartedly, which it does, nobody will take you seriously. Good luck