You perfectly echoed these words from Nelson Mandela: "It always seems impossible until it's done." 

With a project cost of $850k ($700k purchase plus $150k rehab) at 81% of the $1.05M ARV you are approaching a break-even deal at best.Since many on this board don't like rules of thumb, here's a detailed profit and loss estimate based on your numbers, a more realistic six-month turnaround, and typical hard money rates in LA right now.Assuming perfect planning, you will earn about $62k or 6% of the ARV, which is way too low and easily eaten up by a small rehab overage, construction delay, or a fair counteroffer of even $1.00M.

Hey Patrick- this is the perfect time to negotiate.

I just wasn't planning to do it in such circumstances, when it's freezing outside and my tenant spends a night without any heating, with the possibility of pipes freezing....plus to pay a top price for it... when the furnace is perfectly fine to make it through the winter. 

It is the perfect marriage of Estimating, Scheduling, Vendor Mgmt, Client Mgmt, Team Mgmt (Time Tracking w/ GPS support), etc. 

I looked at a number of markets across Canada and found Edmonton perfect.  

I'm not expecting a miracle solution that will make it perfect, (though it would be nice!)

Thank you.It depends on the dog, time of day, how long he's been working, what the distraction is etc. etc. etc. 80% of the time, he's a perfect service dog. 15% of the time I have to remind him he's working, this usually happens after a full day of work for him. 3% of the time, he doesn't listen, 2% of the time I would stop him from working because he's had enough for the day and is outside the scope of what would be considered a service dog.

Perfect time.

I was glad the second one worked perfectly.