Somehow the academians once set it without realizing home prices have both tail ends which can shift median (i.e. mid-point) left or right especially there are huge estates or small sized home in a small community that can distort the comparison.

Account Closed suggest and you put your dues in when you get to about year 10 this business is SO GOOD... its all referral based at that point. and if your in a market were average sales prices are in the 250 to 300k range its money !!

Split with partner i and thinking i can take home on average 1000-1500 per month.

So my ARV takes into account the difference in neighborhood this is a 6 bed 3 bath home with 14k square feet of land 2800 square feet is the house size and is easily the biggest property in the neighborhood

I've written about HOA's and COA's before and their dislike for Real Estate Investors.As I previously stated every large group or organization has lobbyist representing them.Being Real Estate Investor's we have a large amount of capital invested if totaled would probably equal the size of a Mid Cap company but we have NO representation. 

I'm sure there is some bearing into the size of the lot but I want to know how much it will affect it.

Average-Good condition)Rehab = About 20k will meet with GC to get better estimates In to the house = 70k (not sure if this comes after total expenses or not.. sorry)Holding Cost (estimated 4 mo ) = about $4300 plus utilitiesClosing Cost = $2900Now in to the house (After 4 mo) = 77,200 plus utilitiesSelling Costcommission = $6600 (6% of 110k)(Maybe) buyers closing cost = 6,600 (6% of 110k) If I'm not missing anything and my estimates are correct I'm left with 26k minus utilities I hope this is considered conservative.

Chester County is much more rural with bigger lot sizes and bigger values.

We currently have 50 fully renovated and tenanted properties that sell for an average of $83,000, in Memphis, TN.$83,000 x 20% = $16,600 + closing cost you are roughly out of pocket $20,000 With $50,000 you could get into 2 maybe 3 properties right away and start collecting your returns, right away.We manage nearly 2,000 homes in the area, so you would be taken care of on the back end as well. 

I've average a 74.5% return to my investors for 2014 and 2015.