It may make less cash flow/ per month but in may cases in the long run after PM fees and Repair costs, many times it turns out similar.   

It would/could be only 15% capital gains tax and yes you could/would deduct all selling costs including commissions and transfer taxes.

The cost of moving is around $1,000.

Works best if you trust the flipper.Wrap + Second Position Combo: This is a cool little move—you work out a wrap-around mortgage with the seller, then assign that contract to your borrower, and still lend in a second position for repairs or closing costs.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Also, you can't know how the cost of materials could fluctuate over your project time, so consider purchasing any materials upfront so you can stick to your budget. 

As someone else mentioned, insurance here is generally less costly than in Florida and other beach markets. 

In my market the valuation with f/f non commercial financing is typically lower than the hands off cost of adding the ADU.  

.👉 Adjust your expectations—this business is about consistent effort, not overnight success.2️⃣ INACTION IS COSTING YOU DEALSEver stare at a lead and overanalyze every detail?

Initially the numbers were 40k for rehab cost Lessons learned?