It appears they restructured to actually do more flips my buddy has a decent social media presence and is boasting about his last two flips and the profits are about half of this one and required 1 million in capital.

It appears that some have and I am happy to see that.

Given our distance, new construction appears to be a promising option.

It appears we can still find HELOC for amount 200k at around 7.625% without closing fee what so ever.

It appears mostly property prices are on downturn all the zillow listings are showing price cuts left and right.

I don't foresee any advantages to litigation in your case unless you can demonstrate the work was done incorrectly which doesn't appear to be the case.

This does not appear to be an issue for the tenants or the property maintenance (ie, no calls about tiles, soft floors, rot, etc).  

More details/example fees: Management Fee: 10% of gross rent collected, $50 minimum per unit.Leasing: One full month’s rent upon execution of a leaseOther: 10% will be added to each invoice for any repairs, maintenance, improvements, landscaping, and snowremoval for the Property 50% of late fees collected $50 lease Renewal Fee $50 per utility turn on $25 posting 3 day notice $100 per court appearance witness fee $50 tenant removal with bailiff or police $50 to meet inspectors for housing voucher programs, occupancy certifications, and/or POS or rentalinspections Broker may charge to offset Broker expenses for postage, key copies and other misc. expenses $100 set up fee $120 annual consortium fee ($60 March 1st, $60 Sept 1St)Given all this, how do I input it when I'm making calculations for a potential investment (do I put this in as >10% like 12%, 15% or 20%?

Cap rate pro forma 7.26%...better if you can get that $75k rehab budget downFor house hackers, it appears putting 10% down (if you could swing it) would be best.

However, given our current state I'm preparing to set-up my own website and/or post on various channels that don't appear to offer the host insurance and I know asking the Guest for security deposit or to run background checks can be a deterrent for short stays.