With an HOA fee of $275mnth thrown on top, which is ROI for that as we get everything exterior covered 100% including lawn, snow, private dog park, hazard insurance, private playground etc.. 

We got Interior/Exterior Rehab Reserve of about $250K.

(If the concessions actually exceed your costs as opposed to the concessions exceed this lender’s limits.)

I am looking to a flip this year as opposed to buying and holding.

Full interior and exterior renovation!

List Price $170,0001 Br/ 1 BA - Current Rent $450/ Mo1 Br/ 1 BA - Current Rent $450/ Mo3 Br/ 2BA - Current Rent $550/ MoHomes are in Fair to good condition on the exterior, interior showings not available until under contract during due diligence period.The Plan (currently)Try to negotiate to a better but calculate rents based on full price offer. 

The place had a new exterior.  

Chipping or peeling paint on the interior & exterior surfaces is definitely something they look for. 

If you and the property qualify for traditional financing, you'll always be able to get a better deal as opposed to private money.

Much of What remains of Detroit appears to be brick, a low maintenance exterior.