But I havent really modeled out the depreciation impact and I have assume appreciation is essentially flat.  

Below are some things you may wish to consider, as to which Corporate Enity is best, for your Business Model as well as your REI Goals and objectives.

You can caulk but that's a mickey mouse style repair, arv seems very low, I suggest you pass.

I went to a Sutton Creek (RH SC) model home and  then to one in The Blume (CHT NC)...looked at the same floorplan.

Different markets and providers and such will offer different price ranges, property types and styles, returns, etc.

It all depends on your business model and what you expect in return.  

many of them are on streets where all the houses are run down...HOwever you can go 1 or 2 streets over and find same style homes, same age etc...that have been reasonably maintained.

Since the applicable laws are state specific, I recommend you invest in getting the legal opinion and advice of a well informed attorney with an in-depth knowledge of the laws, rules and regulations promulgated by the state real estate commission before commencing your wholesaling business model.

I was the first person in our industry (and one of the few) to try to keep chattel lending out of the model SAFE Act.

The typical model for wholesales in Dallas is 70% of the ARV.