Posting should be a to-do thing...for our RE, work.

Am reworking model around cash purchases.

Can you partner with a local investor in the area that can buy it as-is and is willing to re-work it on thin margins and re-sell (maybe an investor/agent that also does their own rehabs would be able to make this work...)?

The BP calculator is a must have @Ryan Short thanks, it's been 2 long years, some of which my sick mom passed so for 8 months or so I didn't do any RE work, but overall it's been a 2 year time frame.

The contractor charging higher fees has already taken into account things that can go wrong and have to be reworked on his dime. 

I would need a full rework of the electrical to get a 20amp circuit near the windows and that's 5k+ per unit. 

So when you rework your income at 80% this isn't quite the rosy profit proported by the gurus. 

I had good luck with Fivver - about 10 years ago I paid professional designer about $250 for a logo design - recently I had one made by Fivver for 10$ and that was only cause I was giving him extra due to the fact that I made him rework the design about 3 times but was very happy with the end result. 

However, TREC prohibits brokers from splitting fees with non-agents, so you might have to re-work the contract (slightly) so that the seller pays his agent 3% and your attorney 3%. 

Here is a general outline of the #s ...a lot of it was salvageableREHAB COSTS:Exterior($5,150.00)Garage Conversion ($1,200.00)Flooring($2,750.00)Kitchen Rework($900.00)Appliances ($2,200.00)Drywall and Paint (whole house)($4,260.00)Bathrooms ($3,200.00)Waterheater($450.00)Staging($1,250.00)Misc. ($1,000.00)Total:-$22,360.00