@Akash Sky, they are pretty much consistently hitting grand slams of more than that.  

It isn't jumping out of the plane that hurts, in fact it's a pretty nice view, it's hitting the ground that does the damage. 

For lower value flips, 200 - 300k, we stick to that range as the projected profits doesn’t have much room for an inevitable rehab oh-$hit.

I had two problem tenants back to back-one was a long term tenant and I don't know what happened with her (possibly drugs), the other covid hit and her and her husband split up and she got in with some troublemakers who she knew from high school. 

Stories abound of people under contract (with numerous companies) to build homes and when they are about to close, the builder hits them with a huge price increase and it's take it or they sell to someone else for a lot more money. 

Residential subdivisions, while potentially less complex, can be hit-or-miss depending on local housing trends and the cost of infrastructure development. 

When it was all said and done, our bad tenant cost us over $30k.The financial hit was certainly tough, but there was also the feeling that we had no control over the situation.

So bye-bye all the Brrr's and Multi's and what not, we need SIMPLE, right, a good simple SOLID base-hit, right. 

A few to be aware of as examples…Capital gains… you probably know they are either 15 or 20% (and in rare instances zero if you have no income)… but have you heard of NIIT (Net Investment Income Tax)… this is an extra 3.8% tax you get hit with when your gains are over $250,000 in a year.  

I started at $500 over LTR rates and bumped it up $50 in between each tenant until I felt like I hit the ceiling.