Here's the skinny: bought for 77k on Monday all cash out of my pocket, valuation came back Tuesday at 124k, put an 80% HELOC @ 4.5% interest (which can be locked into a 20 year fixed at any time if I deploy it) on it worth 99.2k.

On the subject of holding costs, you also need to account for time and architect $ for plans/permits if you're adding sq ft.Even if the ARV is true, and holding costs were true, I would deem this too skinny/risky given the amount of rehab, and time to completion. 

You have energy, age and ambition on your side, and some nest egg to get you going, however, three rentals is a bit on the skinny side, unless they REALLY cash flow.First thing you need to do is to supply yourself with enough to pay the daily bills.

If you let the student loan hang around making minimum payments, I guarantee, when you have some financially skinny months, you're going to wish you had been more aggressive when times were easier.

Otherwise, the deal is probably too skinny. 

A pro buyer won't mess around with a skinny deal. 

Here’s the skinny.

As mentioned an attached adu can cost less, but not sure how well that works "aesthetically" on a skinny lot with 2 units already..

@Alejandro Salcido I hope the property doesnt need any work, those margins are kinda skinny otherwise. 130k purchase price + wholesale fee and ARV is 180k.

Skinny, tired, but determined to make it work. $5k /months is your dream and nothing can stop you.