What's the annual ROI on the cost of the points to you in terms of savings?

I think there is a common misunderstanding that licensed contractors cost more.

If you treat this like a hobby, it will eventually cost you a lot more than you want to pay.

cost of doing the deal. 

They also tend to offer good cash flow relative to their cost, especially in areas with high demand for affordable housing.

I'd recommend looking at costs. your build cost is going to be well over other homes because of the fixed costs like slab, Hvac, roof, etc. check the market drivers and weight the benefits of short term versus long term. long term is no furniture and help pays mortgage but at this size it doesn't really cover everything. we didn't find a lot of economies of scale in single family detached. can you build more than one unit?

Quote from @Stepan Hedz: Selling fees (estimate), $30,000, and holding costs?

I already have some equity in the property after doing a complete rehab but I don't want to diminish my returns selling it after one year, paying for commissions/closing costs.

But here are ways to reduce capital gains taxes:Deduct expenses (renovation, selling costs) in 2024 to offset gains.Hold for 1+ year to qualify for lower long-term capital gains tax rates.Invest in a Qualified Opportunity Fund (QOF) to defer taxes.Use tax-loss harvesting to offset gains with investment losses.Pushing 2024 deductions to 2025 won’t help much with 2024 capital gains.

Buyers may just factor in flood insurance costs.