However, competition for flips is very real here and most flippers are willing to rely on slim margins, so the best opportunity you may have is a custom value add property.

@Bogdan Masca I personally think the deal is to slim and you're playing and appreciation game.

I'd had an agent sending me properties that came up on the MLS and a couple of months ago, these data sheets went from a detailed listing to a very slimmed down version recently, barely enough info for even a non-investor to determine interest in a property.  

Target is to get a time capsule house up to full ARV and work with the owner to sell it.

Obviously, if it is, the rule of the game change and yes, the 2nd is left for negotiation since the chance of recouping are slim.

Assignments have nothing to do with seasoning issues, but double closings will have chain of title issues and reselling within 90 days will cause seasoning issues with over 90% of conventional lenders.I agree with Slim.

Mine average about 225 a unit for my apartments after everything.Taxes are 2,600 a month but I am about to win a reduction of about 40 to 50%.That will give me about another 41 dollars a door a month when that happens.For 100 dollars a month per door there would have to be some other value play I was looking at as that is slim especially with all the properties to pick from.

Numbers are to slim and time is limited. 

There is a slim possibility, although we have not investigated it and did not consider it when we bought, that we might (might) have room to put a new matching duplex up.  

I say this because the difference in ARV and your All In number is pretty slim, so it would have to be something that makes cash-flow sense, if not cash out sense, if you know what I mean.