@Mike Purvis   easy back of napkin analysis just plug in 50%  of rent for operating cost then cost of capital and you will get to net cash flow..

this is after i have back of the napkin made sure the numbers look decent.. this cost between 3 to 10k  money well worth it..

Additionally, you should practice social distancing and remain inside your unit if at all possible.LANDLORD is also taking precautions to keep the community safe by increasing sanitary measures, temporarily suspending social gatherings, apartment complex meetings, and any other activities in the community that require people to gather.In the event you are experiencing a hardship due to the virus, please contact me at [insert email address] so that we can discuss a reasonable accommodation.Thank you.

Maybe run those numbers through the calculator and see if they match up with my bar napkin math.Also, is there no rehab needed at all? 

You make properties more beautiful, or sanitary or more livable or more workable.

In some cases, it can go higher if the price point works or if the rehab is very light (quicker turnaround) and sometimes it has to be 70% or even less when the price point is under $150k and/or heavier rehabs which equate to longer hold times and therefore more risk.This is NOT a bullet proof guideline, just back of the napkin.

Tenant shall properly use, operate and safeguard Premises, including if applicable, any landscaping, furniture, furnishings, and appliances, and all mechanical, electrical, has and plumbing fixtures, carbon monoxide detector(s) and smoke alarms, and keep them and the Premises clean, sanitary and well ventilated.

I've even seen some plans drawn on napkins and being accepted by the city.

You can do 1 deal a year on your own without any help on the back of a bar napkin if you'd like. 

They will not accept things such as flushable wipes, personal wipes, baby wipes, paper diapers, sanitary napkins, tampons, wads of toilet paper, dental floss, balls of hair, paper towels, newspapers, grease, oil, table scraps, bones, clothing, rags, sand, dirt, rocks, or children’s toys.