Prices a few years ago were based on expectations of (in addition to interest rates staying low): - Then current operating cost assumptions (like insurance cost expectations being flat)- A seeming disregard for record levels of new inventory / supply hitting the market- Extremely high inbound migration expectations which are likely to not be met, due to both natural disasters and the boomerang effect when people from California or the Northeast move to the American South and hate every minute of the humidity, the large and relentless swarm of insects, and the occasional hurricane. 

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. 

@Eric L ConryI would base it on your cash flow NEEDS, not wants.

for water stuff - if it is not raining based on ur experience how else one can test that?

And I'd argue the average rents can be increased nearly 30% based on the current FMRs in the zip code.

Louis, Missouri, and based on the numbers, it seems like it could be a great fit for Section 8 tenants.I’d love to hear from anyone with experience in the St.

@Daniel Baker I would say a lot of it is based on their training or their resources that they utilize to complete your taxes.

I'm a licensed Realtor in Northeast Georgia and can shed some light based on my experience.Sponsoring Broker for Part-Time Realtors:Yes, in Georgia, you need to affiliate with a broker to activate your license after passing the licensing exam.

I was trying to appeal to the next generation with more app-based management rather than phone calls and emails.  

Do you know an approximation of how much the cost segregation with speed up the depreciation, ie 30% of depreciable base(price minus land)?