Plus I know the backstory, as I was on the board at that HOA, and I know the chances of the former owner (he's in his 80's if he's still alive and left Hawaii a decade ago) are extremely slim. 

That feels really slim for 3+ months of work, swinging hammers myself, and hiring contractors for the specialty jobs. 

My question is if I go ahead and post the numbers, can I get a little reassurance that even though this is a slim deal for profit in the end that a deal is better than no deal and I just want to be sure I am correct on the numbers so I don't hurt nobody I don't screw nobody over and I'm completely upfront and honest about the whole thing Also if I may have missed something someone can suggest it but going through the pocket calculator it looks sound and good to me....located in Kimberly Idaho 83341eight bedroom soon to be four bath house monstrosityMLS listing price 400kMy purchase price 360kestimated ARV confirmed by local bigger pockets member Jeremy Orton of Keller Williams real estate and 15 years of agent experience, between 490k and up to possibly 520kestimated ballpark rehab because the house is only 80% done and I have a video walkthrough to share if anyone would like to see it and some of the materials to complete it is already there on site in the house, Maybe 50k in rehabagents commission $29,400closing costs $1691.92 from agentHolding cost is $7,500 for 3 months accounting for electricity water property taxes, insurance etcI'm asking $378,400 flipper profit is somewhere between 20 grand and possibly 49 grand.I'm open to any and all suggestions and I'll look forward to hearing your feedback I have until August 29th to get this taken care of and sold to a flipper and I do have a back end buyer lined up I'm just waiting on a return call or text from him but I'll always want to have a backup b or c plan exit strategy.thank you and I will be in touch.

But it's slim pickings indeed.

@Akshay Johar You might could find some condos or attached homes or manufactured homes in that price range in those areas, but the good pickens are slim to gone.  

We can likely get the savings up to that level within the next year but even with a good down payment, the pickings are somewhat slim as most of the units I've looked at are asking too much to make the deal work.  

Most homes that size are closer to $200k with slim margins but the light rehab dated ones in otherwise nice neighborhoods are the hidden gems when the price is right.

If you are simply earning a bit more than the mortgage and HOA fees then it sounds slim, financially.

It seems to me that there's an abundance of war zones and slim picking on the decent neighborhoods.

I just don't buy anything on such a slim margin.