I would want a bigger profit margin on that large of a flip.  

.- Margin on the AIO ranges from 3.25-3.75% + 1 month libor Index (which has lately been around .16% or so).

If other fourplexes in the area are selling for more than $650k, then you have built in margin.  

If it's an (A) location you do not need 1.5 years especially to land a franchisee restaurant tenant.When I look at a property I look at the current value, the dark value, and the re-potential value.Lot of commercial developers sell off marginal tenants at market rents.Example me buying a Wal-mart with 10 plus years left at a 7 cap is way different than trampoline or workout place at a 9 cap.On its face the 9 cap may be appealing but then you find out for that box size the crap tenant is paying 1 dollar below what national tenants pay.

Typically, you have to keep enough margin for both you and the end buyer (assuming its an investor) to make money. 

Both are also marginable as well.

Did you get into real estate to create margin and freedom in your life? 

Local PMs are 30-40% and that's the whole profit margin, I prefer to keep that, ha!

Just curious what the profit margins are actually like in your experience.

Between technology, the media coverage and the settlement itself, while the vast majority of sales will probably still be on market (MLS itself could have some issues going forward as a result of this settlement) but on the margins there will be an uptick of fsbo, of discount brokerages, again it won’t fundamentally change the majority of transactions but I expect the housing market to get even weirder than it already has been the past few years.