having a difficult time using both the brrrr and fix and flip calculator because i intend to live in the property for 1 year so not a rehab. these calculators seem to assume i won't live in the property. based on the factors below, i'm hoping someone can poke holes.arv=270krepair=my father who is a general contractor is overestimating at 35k (it's definitely livable, but there's opportunity to upgrade/update such as the roof, floors, cabinets). i'd live there for a year and plan to either flip or rent after the year.annual expected property tax=$7.5klisted price is around $235k ($/sq ft is below comp average)comps within the past year for similar properties around $260-$280kpreferred profit (not too sure about this) but $20k is a target...i guess.estimated rental based on recent is $1.8-1.85k/monthi was thinking about offering $210k max, but the calculators recommended an estimated purchase offer between $160-$175k, which seems extremely low given the livable condition.what am i calculating wrong here? 

Some years ago I ran a test and wrote 700 (yes, seven hundred) LO offers and took them to the listing agents.

Other upgrades I'd consider: matching stainless kitchen appliances, modern kitchen cabinets, and upgrading plumbing fixtures. 

And we've placed hundreds of clients into all of them depending on what their needs/priorities were.By the way there is actually an after end game as well that may appeal to her. 

Landscaping can be done for a couple hundred bucks and can really help with tenants and bank appraisals

There is currently no fridge, a rolling (not plumbed) dishwasher that sits next to the stove and limited cabinets/counter space. 

I meant 10$ a sq ft for low end rehab versus 45$ rehab costs for high end cabinets, fixtures, apllliances, landscaping etc.

There were water spots above the kitchen cabinets, as well as some standing water in the basement, while disclosures indicated there had been no water issues on the property.

maybe join the Texas Apartment Association for a couple hundred bucks which allows you to use their lease. it's pretty comprehensive.

Yes you will have to put hundreds of hours of your own time into it instead of merely signing a check, but that's where the profit is.On my most recent flip the seller had multiple contractor bids done and was quoted a minimum of $150k for a rehab.