So I really was able to get a great education paid for by my employer :) I left there for another job in a related, but dissimilar field but knew fairly soon after starting that I needed to aim for something else.

For the first my aim has been to wholesale it to get the experience that way and then learn the property way to add value and reposition when I am to buy and hold - which is the long term goal.

It was not until I found a contractor who actually measured our house that I had an answer based on real data.My recommendation is to find a contractor who will actually give you data on your house to help make the decision.  

You need to measure the size of the roof, not the inside of the house to get an estimate.  

And 36 Other Key Financial Measures by Frank Gallinelli.

This might not be right question to ask given how situation specific it is, but what would be a cash flow difference to aim for with respect to how much I could lease the property for and then sublease it?

I am aiming for a refinance but without that tenant, appraisal will be low.What is the average vacancy rate for a shop in a commercial shopping strip?

Anyway, YOUR Offer should aim to get you that 30%+ discount you'll want/need whether you're Flipping or BRRRRing!

Besides, if you want to do flips, you should really start spending a lot of time familiarizing yourself with the products available to you and figuring out what you can afford to do - that way you'll know what kind of flip to aim for.  

So assuming we can't raise this number....knowing that 75% LTV puts us at ~$122k....and aiming for $0 out of pocket, I would have had to buy this property at $90k.