Cutting corners in turn-key rehab is nothing new but in midwest, this could result in the roof collapse in the middle of winter. 

You can be in the middle of the hood but the properties that face a park are good. 

I'm in the middle of SFH rehab for a flip and cannot refi my other property because I will be 1031'ing it early next year.First, is this a deal?

I don’t pay commissions as we cut out the middle man long before they arbitrage the deal on MLS as an agent.

Is the sweetspot to find a middle-tier school district or is it a non-factor?

I am in the middle of a flip/renovation of a house that I bought at a foreclosure sale. 

-CapX: $190List Price: $400kDesired Purchase Price: $380kDownpayment: $76kAnticipated Rehab: $10kClosing Costs: $4k30 yr loan @ 7% ( the middle ground between FHA and hard money)Total Cash out of pocket: $90kAnnual CF (before taxes): $8,269.80ROI: 9.19%So the insurance, repairs, closing costs, and rehab costs are all estimates.I tried to get as close to actuals as possible though. 

In the middle of my investing I purchased two turn key houses in Kansas City.

And the favorite patron saint of Bigger Pockets Robert Kyosaki calls financial leverage, "...the advantage the rich have over the poor and middle class".  

-CapX: $180List Price: $400kDesired Purchase Price: $360kDownpayment: $72kAnticipated Rehab: $10kClosing Costs: $2,88030 yr loan @ 7% ( the middle ground between FHA and hard money)Total Cash out of pocket: $84,880Annual CF (before taxes): $7,127.15ROI: 8.40%So the insurance, repairs, closing costs, and rehab costs are all estimates.I tried to get as close to actuals as possible though.Please let me know what you guys think.I’m open to all advice and criticism.Thanks BP!