When running your numbers, if purchasing a home that isn't new construction and less than $1MM, I would estimate 1% - 1.2% of the purchase price as your annual insurance premium. 

Purchase price: $341,000 Cash invested: $136,000 Sale price: $519,000 A house that I bought, renovated, and sold.

Of course, every owner's situation is unique and factors like the legal entity involved, purchase date, adequate passive income that can be offset with the cost segregation study, etc., will need to be considered.

A good sign of an agent is how much business they are doing on the purchase and sale side.

Congrats on your lot purchase in an awesome Chicago neighborhood like Humboldt Park.

(August 2022)Single-family residence buy & hold investment.Current Value Estimate: $410,000 Purchase price: $345,000 Cash invested: $5,000

I sunk a large amount of capitol into these when I purchased them just to make sure they were nice. 

More importantly, how’s economic occupancy via delinquencies?

My metrics were to be all in purchase and renovation at or below 80% ARV. 

I have heard it used different ways.I have used a version of gap funding where the hard money lender funds 85% of the flip (purchase + renovation) and the gap funder funds 10% of the deal.