Thank you for breaking down the cost for me.

I do see the point @Steve K. and others are making about the annual turnover and low monthly rent being in conflict. 

Once you go with a minimum 6 month lease your turnover costs, potential damage, make ready costs, repainting and repair costs, all go down dramatically.  

Of course have your costs researched first bc the buyer will want to know how much it will cost them to buy.

Several years ago when the low flow toilets came out, some just didn't work well at all.

I am a new real-estate investor looking at flipping properties in a higher end neighborhood. I was hoping someone with some experience would be able to answer a few questions I have, such as: What kind of deal finding...

Case in point, years ago we used Olympic paints from Lowes, which were carried for a long time.

Testing itself costs $350+, and the follow-up testing costs another $300-$400.

It’s harder to BRRRR in the Tulsa area now due interest rates, you definitely have to buy at a great discount in order to be all in low enough toget all of your money out and the rents have to be high enough to still cash flow after all expenses (PITI, Mgmt, Vac’s, Rep/Maint, CapEx, HOAs, Util).Based on being “all in” $120K in order to BRRRR and still cash flow at least $300 mo:$120K cash out amount - at 7%/30 yr ($150K+ ARV)PI = $800 mo + Taxes $150 + Ins $150 = $1100mo PITIRENT would have to be at least $2000 mo- $1100 PITI- $200 mgmt (even if self mng, it’s exp for time)- $200 vacancies- $200 Rep/Maint & CapEx= $300 mo cash flow.

You can do less than 20% down (as low as 3.5-5%) if you intend to occupy the home for at least a year.2) There will be an HOA (homeowners association) which restricts rentals, so be sure to read the CC&Rs (governing documents) to ensure that your rental strategy is allowed, even if you intend to live there at first, eventually you'll be transitioning it to an investment property, so this will be important.