My friend came to me.... and I tried to get her the most I could based on what end buyer's were willing to pay How did you finance this deal?

But to sell based on how businesses are evaluated doesn't make sense.

if you're based in Florida, you should invest there.

So it is solely based on the particular property.

Hard money is typically all about the deal, so if you're bringing in 20% for purchase and covering rehab, you’ll need to assess if the deal can still make sense after those upfront costs.One potential workaround is to look for lenders who might offer 100% rehab financing based on the ARV, or you could consider bringing in a partner to cover some of that 20%. 

Junkies, hookers, felons etc....That is your tenant base in East Cleveland.

I’m a new flipper based in San Diego, CA.

I do have a heloc on one of our properties but I am more looking for thoughts whether to partner or not based on all the work that has already been done by us and also by the property no longer fitting our strategy.

I in in Los Angeles, Pasadena, specifically.Check out https://iereic.org/, they are based in SoCal and do a note exchange on Wednesdays.

If they fail to leave, evict based on the habitual lease violations.If you can't figure out how to do this, or don't feel comfortable doing it, then the other option is to allow them to finish their lease and then require them to move out when it ends.