Look for ways to make the home stand out - unique theming, advantageous location in the resort near the clubhouse, or with a view.

“Go check it out” she said.

Just stay out of the higher crime areas of Memphis.  

And to top it off, the letter stated 'with capital up to $300,000' and found out from the SOW we provided to them for $65,000 in rehab fees, they were only giving us $40,000. 

Purchase price: $232,500 Cash invested: $45,000 Beautiful fully renovated Shore Acres 2/1.This house really stands out on the block with the new bright paint scheme!

@Jacob Welbourne were you able to BRRRR the property and pull out your initial investment?

I suggest you check out Chad Griffiths and Jonathan Hayek.  

I would clear that out if you sell, keep a little to "stage" it.

Feel free to reach out though if you have questions on how that could work.

Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.