We have made money buying properety based on cash flow (lower priced) rented out for a period, then selling to an owner occupant. 

I am based out of the Santa Rosa Century 21 Office but I cover all of Sonoma County and beyond.My very first purchase was a Duplex where I lived in one unit and rented out the other for rental income.

If you choose to play with fire, that is your perogative.For your reference, here is a good primer.Here is the key paragraph:Rental discrimination is when a landlord or property manager treats an applicant differently based on the applicant’s inclusion in a protected class.

Or a seller finance calculator showing the monthly payment based on negotiated price, interest rate, down payment, etc.

This gives you flexibility and a clearer understanding of how you’ll proceed based on market changes.

Most hard money lenders base their terms on the deal’s equity and your experience, so with a solid flip track record like yours, you should be able to find better leverage — especially if the deal has a strong ARV.What's the ARV on the property?

@Ilir Livadhi I think you are referring to property wholessalers telling you how much the rehab will be - and as you see, their numbers are often not based on reality.

As I start to look at what sub-contractors I want to use I wanted to see if anyone has a good base template for sub contractors to sign?

I haven’t gotten a tour yet, but based on driving by and photos of the inside, it looks ready to rent right away.

I would still set aside money for renovations that are need based if you do that and use the rest to invest.