@Nicholas L.So purchase is around $1.2m with renovation budgeting around 200-300k, ARV is right around $1.4m with some recent sale records for market comps.

Repeat.Find a market that supports my 100k budget?

To invest, choose A/B class neighborhoods, target properties within 15-20 minutes of major hospitals, budget for professional cleaning, and consider financing loans or lines of credit.Good luck!

To get pre-approved for a loan, speak with a mortgage lender, research neighborhoods that fit your budget and lifestyle preferences, and consult with a real estate agent.Good luck!

I would pay a bonus based on staying under budget, finishing on time. 

If your budget allows, do it.

And what I mean by that is that I would take a house that needed 30k in rehab and cut the rehab budget down to 20k and leave the old windows. 

First, consider finding a reliable contractor who can finish the work within your budget and try negotiating the cost.

I think you are in the ball park with your assumption on 2% rule in the area.HOWEVER... my rehab costs far exceeded what I was budgeting and built into my UW. 

I can’t get my budget in order because this one builder won’t give me an estimate until I’m ready to apply for permits.