Cashflow is what's left over after you factor in repairs, capital expenditures, vacancy, property management, principal, interest, taxes, insurance.So it sounds like your not running numbers correctly - underestimating CAPEX which leads to over estimating cash flow. 

Sorry for the sarcasm.If you take the $180k purchase price (unstated but I assume same as your as-is value) plus the $70.5k rehab estimate, the result is 85% of the $277.3k ARV.

.**= Again, confirm with your CPA what your specific bill would be.But, for rough math / estimation's sake, it sounds like a "probably" - is that a fair takeaway?

They have a HELOC of ~$60kNumbers:Comps suggest ~$199.5/sqft (max 2,020 sqft)Estimated ARV: $335k (based on comps)Potential rent: $1,975-$2,000/monthQuestion: Do these numbers seem reasonable for the Braselton market?

You'd have to engage a grading contractor who might be able to give you a ballpark estimate, but it would maybe have to be engineered with rough and precise grading plans to determine costs. 

The ones who bought in good areas and used my contacts for handyman/repairs do great with cashflow+appreciation but some bought in rougher areas who try using 3rd party managers and the expenses eat into profits even just turnover costs are way under-estimated by most investors add in lower quality tenants and that 10%+ cashflow deal turns into 0%.

Ask your property manager for at least 2-3 estimates on anything over $1,000. 

Hello all,I spoke with a mortgage broker today in regard to purchasing a home in FL for my retirement in approximately 9 months.

of course you have to handle the inquiries… but it’s pretty easy… we’ve done it multiple times.Your 6% appreciation approximation is less than the 7% average return the stock market  does long term - and lately it has been blowing that figure away - though as they say - past performance doesn’t equal future performance. 

We buy, renovate and rent and have a portfolio of approximately 14 properties (one of which is an AirBnB) and all are rented except 3 units that need final rehab.