I know how these things go.So think about it  fully rehabbed 40k home.. that home has to be bought for 5 to 10k  because if you want a home that is rehabbed it needs at least 15 to 25k of work done to it .. so it does not eat you up in cap ex.. so lets say the company wants to make 10k  ( pretty common for house flippers) so the most they can be in the home is 30k  so you are buying the lowest of the low at wholesale values the worse of the worse areas.. and on the face these do not equate into long term steady cash flow vehicles. they just don't  they only are sold to those to new or naive to understand this won't work long term....

Taxes are just one part of the overall equation and certainly have to be taken into consideration, but I find plenty of deals here that meet my needs, profit and margin wise!

With goals like that, you will probably want to consider a shift to MFH somewhere in the equation.

HML also won't fund properties unless they are for investment purposes and this usually knocks the primary residence out of the equation.

There is not alot of deals out there that will qualify for my equation so I am looking for wholesalers. 

What equation should I use to determine my ROI for either flipping or buy and hold? 

@Chris Stephens I'm sorry I am a bit of a beginner but can you explain what you mean in this equation, I've read about it before in separate posts about wholesaling but never understood it because wouldn't you need to renovate the house which is considered flipping not wholesaling?

Just sell and move on.While I certainly want to make money on this home, my ultimate goal is to NOT have it cost me money to hold, while keeping it as part of a diversified investment portfolio.Did I leave anything critical out of the equation?

My hopes would be if we can both proceed without an agent, we can cut additional costs out of the equation. 2) If we decided to proceed, what is the next order of operations?

I know location plays a huge part in the equation, I am just trying to make sure when I run numbers I know if my deal is good or not.