The numbers don't pencil out if I have to hire an architect to draw the plan with all details from scratch. 

Give me details and be granular.

Quote from @Devin James: @Jay Hinrichs Developments are definitely BIG money makers, but thats also reflected with the risk associated.That's why these projects take so much time and capital, but if you make the right judgements for project selection, and do all your due diligence, it'll turn out well. my 90 home project in Oregon  started it as dirt before covid .. got 1st phase built then covid hit.. had to fight through lumber sky rocketing and other material shortages and the of course interest rate spikes.. but the project ( and I give credit to my Wife and my GC's attention to detail) has sold Very well for record prices and profits .. its de risked now 22 lots left 13 are presold with big non refundable deposits and only 9 lots left that have no debt..

Please share more details when you have a chance.Best,Dan

We invested $32,000 in renovations to modernize and enhance the property.

I'd appreciate any suggestions. 3/1.5/1,056 sq ft SFH in Akron, OHEstimated ARV: $130k - $145kRehab estimate: $30-40K-  Entry Fee (assignment included): $22,000 + CC + TC ($12k of the entry fee goes to seller)SUB2 Mortgage takeover details.

Sorry if this comes off as a dumb question.More details and a sample estoppel below.Your offer to purchase should include a requirement that the Seller provide all documentation and agree to sign an estoppel certificate (also called an estoppel form or agreement).

When you replace it, you deduct this $8k.Tax professionals who know the fine details of these issues are not cheap.

@loganwinn Thank you so very much for taking the time to respond to my post in such detail.

To enhance its appeal, consider staging the property or making minor renovations to modernize it.