Most of us have passions that will never be followed, amazing businesses or ideas that will never be pursued… unless we can solve the Cash-Flow Freedom Equation, which ultimately leads to Time-Freedom.

The second argument is that sellers often have no idea what they’re getting themselves into; that is liability, in a subject to transaction.

Use the BP Calculator to get a better idea on your costs.

Used what I know from wholesaling to come up with the estimations The numbers is used are based on a these assumptions:- Cost to build* (2024) = 150/sqft National average, 141/sqft Tennessee Average (Source: Houzeo  https://www.houzeo.com/blog/how-much-does-it-cost-to-build-a-house-tennessee/#:~:text=The%20average%20cost%20per%20square,idea%20of%20the%20construction%20costs.)- All in Cost = Cost to build * Square foot  - Sales Price = All in Cost + (All in cost * 20%)* Covers contractor and soft cost on either fee based or cost+- Profit = (Sales price - (Sales Price * 7%))* - All in Cost   accounts for agent fees and closing cost- Initial List Price = Sales price + 10%      A buffer to test market absorption- Break Even being All in cost, point where everyone is paid except me. - List price is to test the market absorption at "x" price. 250k land + build.

I'd be happy to share more ideas.

If the area is good enough and you can create enough equity, it might be a better idea to take less LTV and leave more money in the deal to create some kid of cash flow. 

(120k total)2nd house we are making a profit of 120k but this  "profit" would literally pay us back for our initial investments into our LLC together we used on the first house ...anyone have any idea how the gov.

It's a dumb idea that pops up from time to time from some BS guru types.

I have no idea what the breakdown of each item is, but the overall cost is reasonable. 

With investor's properties, depend on how risk averse they are, I fall under either just follow their criteria or maybe coach them my insight if I feel they are open to ideas.