@Tom HurfordThe house is 2400 square feet, brick. 4 beds, 3.5 Bathrooms, University Heights, OH (near Cleveland)ARV: $240K-$260K Initial Budget was $58KBid from contractor: $59KMaterials I am providing: $16K (incl 2k contingency) (in bold below)Rough Scope: Landscaping (clean out window wells, remulch beds, trim bushes and trees)- L: $1845Masonry ( Tuckpoint Chimney, Tuckpoint exterior masonry around porch, powerwash brick) L&M: $1200Windows (Replace 16 Windows): L&M:$3600Roof (Inspect Slate Roof): $150Gutters (Replace all gutters): L&M: $1200Deck (Powerwash and stain): L&M: $500Front Porch (Scrape and Paint Iron Railings): L&M: $100Exterior Lights (5): L:$100, M:$200Kitchen (Complete upgrade, counters, cabinets, tile floor) L&M: $11,000, Appliances: $3,000First Floor 1/2 Bath (Complete upgrade,): L:$2000, M (supplied by me):$550First Floor Master Bath (Complete Upgrade): L:$4500, M (supplied by me):$2400Second Floor Main Bath (Complete Upgrade): L:$4500, M (supplied by me):$1800Third Floor Main Bath (Complete Upgrade): L:$2000, M (supplied by me):$1600New Entry Doors and Lockset (3): L:$300, M (supplied by me):$1025Finish Basement walls and ceiling (Frame, drywall, and Trim, 400 sq ft) L&M:$10,000Finish Basement Flooring (LVP): L:$1500, M (supplied by me):$1000Refinish Hardwood (1300 sq ft): L&M: $5000Electrical (Replace outlets, switches, faceplates, interior lighting): L:$1100, M (supplied by me):$1026Paint Prep : L&M: $600Paint Interior (floor (basement), ceilings, walls, and trim): L&M:$5000Exterior Painting (Garage door, house/window trim): L&M:$2500

That's a potential red flag but assuming he has a valid reason then not a big deal.What is meant by minimum 10% guaranteed return?

The low price of the land and the fact that it is right next to commercial development would be red flags for me.  

@Heidi Dunn, this is a huge red flag to me.

They apparently manage almost 300 properties, which was kind of a red flag to me because there were only 4 employees.

If you're putting up 100% of the capital and they have no skin in the game that's a red flag to me.

The following fields are listed and i've bolded what my gut says but any help would appreciated:ABANDONMENT OF ASSUMED NAMESABSTRACT OF JUDGMENTAFFIDAVITAFFIDAVIT OF CLAIMAFFIDAVIT OF HEIRSHIPAGREEMENTAMEND LIS PENDENSAMENDMENTAMENDMENT DEED OF TRUSTAMENDMENT FIN STATEMENTANNEXATIONAPPOINTMENT OF TRUSTEEAPPT OF SUBSTITUTE TRUSTEEARTICLE OF MERGERASSESSMENT LIENASSUMED NAMES (DBA)BILL OF SALEBONDBONDS AND OATHSBROKER'S LIENCANCEL TRANSFER OF DEATH DEEDCEMETERY DEEDCERT COPY OF DIVORCECERT COPY OF JUDGEMENTCERT COPY OF PROBATECERTIFICATECHILD SUPPORT LIENCHILD SUPPORT LIEN RELEASECOLLATERAL TRANSFERCOLLATERAL TRFSR RELEASECONDO PLATCONSENTCONTINUATION OF FINANCING STATCONTRACT OF SALECORPORATE RESOLUTIONCORRECTION OF DEED OF TRUSTDECLARATIONDECLARATION OF CONDOMINIUMDECLARATION OF DOMESTIC PARTDEEDDEED OF TRUSTDESIGNATION OF HMSTDDISCHARGEDISCLAIMERDISCLAIMER OF HOMESTEADDISSOLUTION OF DOM PARTEASEMENTESTATE TAX LIENEXTENSION AGREEMENTFEDERAL TAX LIENS AND NOTICESFEDERAL TAX RELEASES AND WAIVERSFINANCING STATEMENTHOME EQUITY LOANHOSPITAL LIENHOSPITAL RELEASEINFORMATIONINHERITANCE TAX CERTINST # CANCELLEDJUDGEMENTLEASELIENLIS PENDENSMECHANIC'S LIENMEMORANDUMMODIFICATIONNOTENOTICENOTICE & RECEIPTNOTICE OF BONDNOTICE OF SUBSTITUTE TRUSTEE SALEORDERORDINANCEOTHERPARTIAL CS LIEN RELEASEPARTIAL RELEASEPARTIAL RELEASE ABS JDGMTPARTIAL RELEASE EASEMENTPARTIAL RELEASE FIN STMTPARTIAL RELEASE LIS PENDENSPARTIAL RELEASE STATE TAX LIENPARTIAL TRANSFERPARTIAL VACATION OF PLATSPLATSPOSTED MEETING NOTICESPOWER OF ATTORNEYPROPERTY OWNERS ASSOCIATION MANAGEMENT CERTIFICATEPUBLIC WEIGHERS BONDRATIFICATION PLATRECORDINGRELEASERELEASE ABS OF JDGMTRELEASE CONDOMINIUMRELEASE EASEMENTRELEASE ESTATE TAX LIENRELEASE FIN STATEMENTRELEASE LIS PENDENSRELEASE MECHANIC'S LIENREMOVE TRUSTEERESTRICTIONREVOCATION OF POWER OF ATTORNEST JUDGEMENT RELEASESTATE JUDGEMENTSTATE TAX LIENSTATE TAX LRSTATE TAX RELEASESUBORDINATION AGREEMENTTERMINATION OF FIN STMTTRANSFERTRANSFER ABS OF JDGMNTTRANSFER FIN STMTTRANSFER OF STATE JUDGEMENTTRANSFER ON DEATH DEEDTRUSTUCC-1 NON STD OPRUCC-1 STD OPRUCC-3 NSTD OPRUCC-3 STD OPRUNKNOWN CEMETERY DEEDVACATION OF PLATVARIANCEVOIDWAIVERWARRANTY DEED

You're starting off in the red, your only option to be the least in the red is to raise rents as much as possible as fast as possible.Using your numbers and some other assumptions such as starting at 900/mo rent I get a 7.24% IRR.  

@Michael Vallee, I wouldn't have any trouble getting that loan financed as a broker if no red flags popped up.

Sounds like you would have no control... first red flag