It's a good practice to overestimate costs and underestimate after-repair values (ARV) to keep your expectations realistic.

On the American side, you pretty much just have the state park.

Since you know what you need to buy it at and an average rehab cost, I would say $50-70k for a cosmetic flip, set the ARV based on the sample you choose and doing comps and ask them if they would invest in a deal similar to this. 

I would connect with other investors and go to a few free/low-cost meetups to start and learn from them the strategy and how they learned to do what they did.

Also, if you are a minority, WRA has the Partnership for Success program, which helps pay for your start up costs.

I went to sign up this morning, and it costs an additional $100. 

Double the cost of that house and double the rate to 7% and its like $4,000 per month for the EXACT SAME HOME. 

You might want to partner up with a friend or family member to mitigate the costs.

(I'm non confrontational)The plot has a native American burial site, which we spoke to a tribe member and gladly let them onsite for rituals and practice. 

While the right program can provide a strong ROI, it’s crucial to evaluate whether the cost fits within your budget and aligns with your current investment goals.2.