Of course you have to factor in realtor and closing costs on top.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

But once they give it to you, you inherit their cost basis and have a taxable gain.

I was speaking about the power of marketing on social media.

You can use your own funds, use a HELOC or do a cash out refinance to cover the costs.

Cost per lead (CPL) is crucial—it shows how much you're paying to get a potential seller or buyer’s info, and you want this as low as possible without sacrificing quality.

Here's an article with FAQs including the cost of a study.

For me as well as the seller.First, you have to define Sub to financing.Do you mean the reckless kind where you overpay for a property, take over the financing and borrow from others to cover closing costs and holding costs when you have no money, no credit, no income, no reserves and can't tell a warranty deed from a deed of trust and you close on the kitchen counteror do you meanbuying below market value, already having a nice income, having reserves, using escrow and title, already understanding the due on sale clause, have done a lot of creative purchases and know when to use and when not to use creative finance and how to recover if something goes amiss?

What are the costs for the value adds, the expected hold time, and the expected sale price? 

Not knowing the configuration of the church the appraisal may be less than your purchase cost plus rehab costs.