Hi JAY,I'm reaching out to have your feedback on the Decatur Market.

Maybe you could make this work as a cash flow play for a short time, but you have to be sure to sell it while it's still sellable and to counter any cash flow you get against the accumulated loss of market value for the duration of your ownership.

Many investments that seem to promise higher than market returns do so because of higher than market risk.

@Sean Spagnola - I always like to have photos of recent comps in my back pocket to help with the design of a BRRRR to ensure that the finishes are similar/same to the market. 

What is the average spread in the market(s) you are in for flips?

Fix-and-flip is an exciting area, and being flexible is important in this changing market.

Our team has been involved in over 120 flips nationwide as the designer and over 60 in our local market as the investor.

It sounds like a single family house where you will be living in the house(personal use).Therefore, you may not be getting the tax benefits you think you are.Consult an accountant.I am not sure why your sister would agree to this as well, she is losing $170,000 in this transaction and she faces the possibility of you increasing her rent.You also have to charge market rent or close to market rent or it is all deemed personal use.

By far your best bet are cheaper markets.

Myers Market Update Feb 2024 (biggerpockets.com)