@Lee Falkenhagen no particular reason other than Cozy was recommend to me here on BP, and offers me the ability to complete more steps of my process than a straight money exchange program would (background/credit check, rest analysis/estimator, offers the tenant the ability to make service requests etc.).

I'd keep that in place.You should account for it even if your doing the work.You should also have cash reserves in case the estimated numbers are off.

Now If we rent our upstairs as a long term unit (for less vacancy), we estimate to be able to cash flow around $800-1000 depending on vacancy. 

@Troy Parker First, I would get more than one estimate.

Your return for the past 20 years has been approximately 30%. 

When I run into a customer that wants to supply materials , my estimate is over then and there .

Took a bit longer than hoped but didn't go over my estimate by more than a couple weeks.

If you're not currently listening to books educating yourself, I'd start today.A few I'd highly recommend...Buy, Rehab, Rent, Refinance, Repeat - The BRRRR Rental Property Investment Strategy Made SimpleFLIP - How to Find, Fix, and Sell Houses for ProfitThe Book on Flipping Houses How to Buy, Rehab, and Resell Residential PropertiesThis book is not currently available on Audible but a must readThe Book on Estimating Rehab Costs - J Scott

Trying to estimate the ARV for a buy, rehab and hold property. 7531 Collins Ct Jacksonville FL 32244 

The property is roughly valued at $1M based on the realtors estimate.2022 transfer to LE deed.