The rent prices I was basing off of rent estimates I found on the web, so I'm not sure if that is a factor, but I can reassess.

Are you targeting the same type of house/area?

Looks decent.Some things to consider:Holding Costs - you will be paying your HML interest only payments for however long it takes you to renovateA Full Gut for 60K seems too good to be trueRemember your ARV / Refinance interest rate are moving targets.

.- Increased Competition: Discount retailers such as Walmart, Target, Aldi, Dollar Tree, and Family Dollar provide alternatives that attract budget-conscious shoppers.A Closer Look at Worcester’s Retail LandscapeA brief examination of supermarket properties in the area highlights financial and logistical challenges:- 29 Sunderland Road: Built in 1960, this 46,050-square-foot property sold for $4.1 million in 2022.

Who are the most respected and price effective structural engineers that work your target neighborhood? 

However, I'm unsure of the specific areas within these states to target.

We target land plots that can make a minimum 5x equity bump or return on equity spend within 6 months and those would be sold out of the QOZB land fund. 

Most investors target a 10-15% ROI on total investment when selling a long-term rental.

Working on large-scale data is great b/c sometimes it's all about how many owners you approach daily; the issue with over-the-top details is also getting lost in targeting specific owners and situations, aka focusers/tax liens, etc.

I think the right investor would do 2 units long term one unit short term. this strategy allows you the greatest flexibility. we are also developing an extended stay hotel that's 58 rooms. the size of the average room in that is 216 square feet and rents for a target $80 per night. our development cost per room is 100k per room with hard construction. the smaller you go the more money you make. if I was to suggest anything it would be to focus on the smaller part of the market and on multiple unit dwellings and finding and identifying markets that meet similar numbers. that will probably be midwest markets.