. $400k acquisition + $500k construction + $100k construction buffer (20%) + hold costs for 1 year $36k*2=$72kSum = $1,072,000If you are very confident in the 1.2M ARV thats fine but again we dont know what the market will look like in 6+ months which is a bit scary for a high end flip.To me thats pretty slim margin with alot of downside for such a heavy lift project. 

Since the job of a broker is to know all the properties that are on the market or about to trade, the chances of a regular investor knowing of a deal before the broker are slim.

We are in Southern California where prices are ridiculously high with slim caps.

I haven't really gone deep on research yet but did notice the slim cash flows, etc. at first glance.

I'm not sure I follow your math, but the likelihood of the City of LA allowing you to impose retroactive increases to "catch up" is slim to none. 

Some will argue there are multiple opportunities there… to which there is a slim chance there may be… but there is also a lot of spinning your wheels and annoying people involved as well.  

Slim remain my favourite, but I am tempted to try one of the Gree (they manufacture house brands for several of the "traditional" HVAC companies who have recently introduced heat pumps) as their specs are impressive as is their price. 

@Adam Phebus  Sunset = Expire   IE after a cetain amount of days the IRS liens sunset or Expire. they no longer have any force and effect.Again and I post on this very often.. the chance of the IRS coming in and redeeming a sale you bought at foreclosure is SLIM to none.

Nope pretty slim pickens at the moment.

The chances for someone to sell that low, and with that little of repairs needed are very slim.