My realtor has almost quit responding to me since he has so many more people willing to throw money at these properties that will never cash flow and are a pure appreciation play.

@Anthony Therrien-Bernard  we bought one of these purely for rental income to capitalize on the Outdoorsy bandwagon: https://droplet-trailer.com/  Not exactly a car, but similar in that it's a low cost depreciating asset that generates a good return. 

We now have almost $4,000 pure cash flow a month Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Won't lie and say I never fell into one of those traps and they are hard to avoid.Watch all the youtube videos you can watch, but be careful because a very high percent of the information is pure crap that seems to make sense only on the outside.

He’s rather not lose time and add debt making improvements on our own - he’s willing to pay for the work to be done, even if 10k’s of the purchase price and pure profit for the seller.

And if the LLC exists purely to lend money, do I need some sort of license?

This is when you look at things too analytically, which is really the opposite of making purely emotional decisions.

After completing the project, estimated pure cash flow will be $915 a month and close to $100,000 in equity.

Or should I purely look at cash flow and call it a day?

The lot itself is also big enough to put an ADU in the back and I have a contractor that says they will charge APX 120 per SQFT and pricing gets better with size so it really got me thinking this home for 500,000 isn't really a good deal though adding a 1200 SQFT Duplex in the back does allow me the ability to house hack it as well while cash flowing about 3,000 pure after everything is all said and done.My numbers are like this:Purchase: 485,000lender fees: 21,500Initial stabilazation: 120,000 gutting job on 1,000 SQFT of permitted and 700SQFT unpermitted space.