To give you a more cut and dry answer however ...

Here is my expected cost:Land: $475kAcquisition Costs (Environmental, Survey, Geotech, Traffic Study): $25kSoft Costs (Engineering, architect, impact fees, permit, legal, closing costs, taxes, interim interest): $300kSite Development Costs: (Earthwork, underground utilities, curb cuts, fencing, stormwater, paving, landscaping): $800k ($400k/acre)Subtotal before vertical costs: $1,600,000 ($80/SF). 

Analyzing a current property listed for 39,500.ARV x .7 - rehab cost= my max offerARV is looking at 60,000.Rehab is looking  around 10,000.70% of ARV is 42,000, minus 10,000 for rehab, equals max offer of 32,000.I do my best to underestimate ARV and under estimate refinance LTV, this could cut into number of deals acquired but reduces risk of over estimating and having money tied up in the property.

The systems they have can't be detected, cut or turned off, unless the perpetrators use bullets.  

Will I get cut out of the deal if my buyer goes with the wholesalers property?

Not worth trying to cut out the leasing commission to do it yourself.

While I told him already I will never cut him in on a deal out of "being my brother" I think it is right that I grant him some sort of value because he would be over paying on rent by $500 by living here and I have already told him I would give him an equity split, far more than what I will actually end up giving him in the end.

Now that property takes all attentions, I cut rent by $100 but still cannot compete with that price.

I don't see any line items for landscaping items: grass cutting, annual mulching, cleanup, and snow removal (if you are in an area with snow).  

so that typically means you're either (1) starting with a pretty distressed property, or (2) finding something where you can add bedrooms and bathrooms.a cosmetic rehab generally doesn't cut it whether you do the repairs yourself or hire them out.