Never close on their ARV and grossly out of touch with reality on their repair estimates.

However, it may be a better strategy to base your decision on cash flow rather than speculative gains.Purchase Price: $480KAnnual Rent: $2,400 * 12 = $28,800Expenses (@30%): $8,640Net Operating Income (NOI): $20,160Cap Rate: 4.2%Another point to consider: if you're already facing negative cash flow, how will your returns be impacted when it comes time to turn the property or if a costly repair is needed?

Thanks :) Happy to help, 10 years or so doing about 2k reno/ repairs 

So far, no calls for repairs, so what should I be thinking about and doing to maximize the time I have each month.

My PITI + PMI is $2,369/month if I get 30yr fixed at 7% with 5% down.I'm budgeting 5% capex/ 5% repairs / 8% vacancy and I will self manage. 

Proposal 1:  Sell well below market value and stay either rent free or very low rent while continuing to be responsible for all repairs and upkeep. 

So, let's say the value after repair is 100k and let's say the cash out loan is 75k. (75% LTV).

This includes small painting projects, deck refinishing, fence repairs, landscaping, etc.

I have thought of not doing the repair work but she has implied complaining that to City and said the house is not habitable.

Multiple cancellations by us for various reasons (repairs) and  bad review.