I also think the fact that you have clarity on what you are after here increases the likelihood of success by a substantial margin. 

Majority of the auction properties here in my area are bought by the bank.The few that sell to investors are at high prices with very little profit margin.

Given I make about twice as much on my rentals as I do my W-2, and along with substantial tax deferred gains on stocks I pay a surprising small amount of tax on my total income even thought my I pay at a pretty high marginal rate on my last dollar of W-2 wages earned.

I would say average margins are in the teens and so you need to flip about a home a month before it makes sense.

I want to roughly factor in a 60% margin after factoring in expenses so even if expenses are under I’ll pull out the additional for any potential cap ex down the road.They said they’d provide a full year rent roll and financials breakdown after contract is accepted but the gave me June.What do you think of these numbers?

So my PITI on this after the first year will be around $2,000/mowater-$215/moCapex/Rep- it should be like a new house at the end, so I'm only factoring 5%/mo-$225Vacancy-$0, I've got six other properties in the neighborhood... no vacancy with college kidsMisc-$200Estimated Cashflow/mo- $186021% CoC ReturnMy question is this...... my original plan was to utilize the friendly financing terms at a 4% int rt-- better than my recent bank loans by a good margin....I was going to use the full 5 year term, and fix it up slowly over time... get the good unit rented out for max value, and get other unit updated to do the same..... then work on the big ticket items throughout the course of the term...... but then I got to thinking..... interest rates aren't getting any lower.... with the market hot... the ARV and appraisals will likely be friendlier the faster I do it.... it seems a downturn is due well within that 5 year term.

For the average flipper this deal probably wouldn't command a high enough profit margin to justify the work involved, but if your goal is to buy-and-hold, this could be a real winner.

Private money / hard money can be very expensive and if your floating around 1%, chances are the deal won’t be profitable with such a small margin.

If a marginal rate is 28%, and you paid 10k, you actually are paying 7.2k. 

Westwood is the largest neighborhood in Cincinnati by a good margin.... so like you said... it gets written off as C-D class.... but there are tremendous pockets where people are renovating/fix ups.... as you said.... if someone dropped you on Epworth.... you wouldn't know you weren't in Hyde Park.