oh and the best part is we were about a dumpster full of demo along in the house that I don't really own!

Hi @Sammie Yang! 

He has a rehab valuator Lite that you can download as a free demo.

Have you thought about demoing the house and maxing out the lot, i dont know what that looks like 5-6 units or multip SFR with adu. 

Throw in some really good lighting to brighten up the place and you have that cabin feel with wood for richness, and some modern to justify the flip, and you didn’t have to spend a ton or do a complete demo.

You can signup online for a free demo and check it out for yourself. 

Just in simple cosmetics (carpet, bath floor, paint inside, HVAC, demo of illegal construction + repair) my low estimate would be in the $15k range plus the closing costs of the resale, leaving a very minimal profit.

Here's the demo of AgentPress: http://my.studiopress.com/themes/agentpress/#demo-fullDisclosure: I've done work for the parent company in the past (Digital Rainmaker/Copyblogger), but we were fans of their products prior to the relationship. 

Carrot keeps coming up which is good and I have watched the demo. 

i am looking to replicate QB functionality of taking a downloaded bank transaction for rental income or repair expenses, and categorizing the transaction to a particular tenant/vendor and a particular property similar to the Class function of QB. the rep showed me the accounting module and acknowledged lacking this feature during the demo last week.