If you want to flip it then it's $250K - 10%ish (closing costs, realtor fees, etc.) so that's $225K and then you subtract out all of the updates and holding costs. 

For example, let’s look at the CoC return over the 3-5 years:3 year return 92,000/295,800 = 31% over 3 years or about 10% per year (that’s if the profit you posted also included your cash flow, if it didn’t then it would be a higher percentage).5 year return 139,000/295,800 = 47% over 5 years or about 9.4% per year.Don’t forget that you will also need to subtract closing costs and you may need to rehab it again after the 3-5 years after the tenant moves out depending on how well they took care of the property unless you just wait until the very end to rehab it before you sell it.So you may ask yourself, is my goal to have the experience so that I can learn from having and managing a rental for 3-5 years or is my goal to cash flow as much as I can with the least amount of work?

It will also subtract from the the amount you can borrow on the HELOC by the amount of the outstanding balance until that balance is paid off.

Subtract that from your rental income and see what your actual cash flow from a property is when you pay 100K in cash.

They also bill monthly and you can add and subtract individual properties from your policy without rewriting the whole thing (good in our case of having a portfolio of properties).We are only a couple of months in, so thankfully we have not had to file a claim. 

I then subtract my total ownership cost from the rental income and that is the cash flow per month.  

You subtract the amount of depreciation taken or allowed, whichever is larger. 

It is not unheard of, but I'd imagine it to be a bad business practice not to allow flexibility if it spoils the deal. 2% buyers commissions in my area are very rare. most are 2.5-3% sometimes subtracting a small transaction fee (something else that is odd to some and common to others).

That is why I said to Determine the ARV first, All-in Target second, then subtract the  Rehab estimate, Holding and Closing costs to determine your MAO (Purchase price). 

A 17.5% appreciation means an ROI due to appreciation of far over 100% then subtract off the negative cash flow and even with huge negative cash flow you still likely have an ROI of over 50%.