a good deal for a SFH flip would be the buyer being ALL IN at absolute max 80% of the ARV (including the PP, renovations, assignment fee, closing costs), but a lot of investors would say it has to be max 75%, 70%, maybe even 65%. that said, shoot for 65%, and know your renovation costs. i've used $65/sqft for a gut reno, and until proven otherwise i'm assuming it's a gut job, BUT that PPSF is not always accurate, sometimes there are unique issues with the property that would drive that number way up. it gives you a place to start, though. 

Take all your top competitors' reviews and have ChatGPT analyze them for amenities and see if it would be unique to you. 

Contacts I've have and done deals with I reach out to when a big client is looking for something specific and has a unique set of problems that require some work to solve but have a big upside when you know the process from A-Z and how optimize a deal.

@Robert Mendenhall I feel like Columbus is a uniquely positioned market right now.

it's possible but unlikely. a great CPA who specializes in REI will be able to help you plan AHEAD for tax time and use different pieces of the tax code to your advantage, based on your unique situation, and ultimately save you way more in the long run. would you rather pay $750 to have a return done & get a $5,000 return, or pay $30 to have a return done and owe $5,000?

Is it a unique setting? 

I gathered all my notes in a 50+ pages document touching on formation and maintenance of LLC and business structures, transferring assets, protection strategies, trusts, anonymity, insurance, levels of protection, etc. including when you should do it, how many properties per LLC, due on sale clause, selecting an attorney, fees, checklists and resource materials.There is no absolute answer and unique tool/strategy in anything real estate.

I've navigated similar paths and found that each offers unique challenges and rewards.

I say that because after some research on division of corporations website both companies have the same address and registered agent name.

Your property sounds to be more unique, therefor likely making it challenging to find acceptable comps. if the property is common for the area, it's likely this could be a non-issue with the right lender.