You may make $50k on a flip but have to wait 6 months from list. ( in specific areas - not all of CLE)As a full time investor turn time is hyper important for me to turn my properties and money over as many times as possible in a year.Another example is are you a flipper or a renter.

I am buying it for 20% less than the original list price a year ago. 

I seen somewhere where there is a list of how to figure rehab costs but i cant find it. can someone help me please?

I love that you have specific goals for 2025 - I believe if we think it, write it, say it, and share it our goals are 10x more likely to come to fruition.Are you able to do option 2 and just house hack a 2-4 unit building and use a renovation loan which allows you to put down 3.5-5%I highly suggest getting to some local chicago meetup groups (we have an in person one on the 17th)...here is BPs list: https://www.biggerpockets.com/forums/521-real-estate-events-...I also have a full list of the chicago meetups that I can share with you too if that'd be helpful.

I've personally done just about every rehab scenario, properties I've lived in, properties bought as investments and even properties bought at auction.You've gotten good advice from folks on this list.

Your list is more important than you realize3.

Fully rented property since listed for rent in May 2020.

Freedom was #1 on my priority list.  

I would do the work of manually looking through other listings in your area.

Quote from @Andrew Steffens: We just welcomed our first guests but it is booking really well as we listed a month ago.