It is 9000 sf, was a restaurant before, been vacant for 5 years and needs some rehab sweat equity.

We closed, he netted about $18k, and he told me that it was the toughest closing he's ever had- he would wake up in cold sweats, and he had heart palpitations, and so on.

Property needs sweat equity work, which could be counted as a discount disregarding your own time value.2.

My properties were mostly purchase at the collapse of the housing market and my partner and I put all the sweat equity into them.

You don't have to sweat how to pay for all that stuff and pay mortgages.   

(I worked it up using the house flipping calc using 95k ARV)Again, I wouldn't be handling it as a flip- my strategy is to rent it out but I am trying to get "sweat equity" as well and would entertain selling it if the numbers were to good to pass.  

If you are not doing your own work, which sounds unlikely if you are out of work due to a back injury, then it may be difficult for you to make the money you are looking for initially as it is usually sweat equity that carries the day in those situations.  

They can only say NO and if they say yes, I still dont sweat...40% of ARV is good any day

Not a problem with selling house on rental lot, city transfers lease to new owner, it is common here and does not seem strange to these folks.Building cost: ~150-160K (doing it all myself, so lots of sweat equity), market value around 350-400k.This is intended for primary residence.Rents for similar units are around 2000/month.Looking at a return on cash invested if I rent it this looks good, however there is a ton of equity locked up doing nothing...Now have option to do this again.

Obviously there are pros and cons but I absolutely wanted to use sweat equity to increase my profits.