General terms:80-90% LTV/ 100% LTC with a cap at 70% ARV9mo note at 12.99% I/O3pts Origination$1k UW$1k LegalAdditional costs - title, appraisal, property insurance (~$2k)10% of renovation estimate as contingency due at closing.Renovation funds issued on a reimbursement basis for work completed.Looking for constructive feedback.Thank you to all that contribute.

Cashflow is what's left over after you factor in repairs, capital expenditures, vacancy, property management, principal, interest, taxes, insurance.So it sounds like your not running numbers correctly - underestimating CAPEX which leads to over estimating cash flow. 

Sorry for the sarcasm.If you take the $180k purchase price (unstated but I assume same as your as-is value) plus the $70.5k rehab estimate, the result is 85% of the $277.3k ARV.

.**= Again, confirm with your CPA what your specific bill would be.But, for rough math / estimation's sake, it sounds like a "probably" - is that a fair takeaway?

They have a HELOC of ~$60kNumbers:Comps suggest ~$199.5/sqft (max 2,020 sqft)Estimated ARV: $335k (based on comps)Potential rent: $1,975-$2,000/monthQuestion: Do these numbers seem reasonable for the Braselton market?

You'd have to engage a grading contractor who might be able to give you a ballpark estimate, but it would maybe have to be engineered with rough and precise grading plans to determine costs. 

The ones who bought in good areas and used my contacts for handyman/repairs do great with cashflow+appreciation but some bought in rougher areas who try using 3rd party managers and the expenses eat into profits even just turnover costs are way under-estimated by most investors add in lower quality tenants and that 10%+ cashflow deal turns into 0%.

Ask your property manager for at least 2-3 estimates on anything over $1,000. 

Google CEO estimates that we will see their capabilities double every 12-18 months.

Just call him, all that you want to know in the questions above he can answer for you.He is incredibly nice, but nonsense, he is ex military (navy if I remember correctly).He is not a hard sell kind of guy, in his estimation you either want to invest or you don't so he is not going to chase or pester you.