That guy is a total rock star investor.

The cost of the rehab is ~$250,000 with estimated ARV of $1,200,000 and the total rent at $13,000, which would generate good cash flow.I make $100k, have really good credit score and ~$100k in savings.

This can be done online.  

This is if you were to move out, 75% of the total rents needs to cover the payments, interest, taxes, insurance (PITI).

Rather just get a flat fee from a lawyer to write stuff up for me, or bet on an a la carte online medium to curate it for me. 

Option 1: invest money Option 2: STR with Cost Seg Investment income on $1.2 M W2 income 25% tax on Income Money in the bank Value of my time Net Income on $1.2M STR $1M Bonus Depreciation W2 income 25% tax on income Money in the bank Value of my time ($100*200 hrs) REAL NET PROFIT Year 1 $90,000 $250,000 $85,000 $255,000 0 $50,000 -$300,000 $250,000 $0 $300,000 ($20,000) $280,000 Year 2 $90,000 $250,000 $85,000 $255,000 0 $50,000 -$300,000 $250,000 $0 $300,000 ($20,000) $280,000 Year 3 $90,000 $250,000 $85,000 $255,000 0 $50,000 -$300,000 $250,000 $0 $300,000 ($20,000) $280,000 Year 4 $90,000 $250,000 $85,000 $255,000 0 $50,000 -$100,000 $250,000 $50,000 $250,000 ($20,000) $230,000 Year 5 $90,000 $250,000 $85,000 $255,000 0 $50,000 $0 $250,000 $75,000 $225,000 $225,000 Year 6 $90,000 $250,000 $85,000 $255,000 0 $50,000 $0 $250,000 $75,000 $225,000 $225,000 Year 7 $90,000 $250,000 $85,000 $255,000 0 $50,000 $0 $250,000 $75,000 $225,000 $225,000 Year 8 $90,000 $250,000 $85,000 $255,000 0 $50,000 $0 $250,000 $75,000 $225,000 $225,000 Year 9 $90,000 $250,000 $85,000 $255,000 0 $50,000 $0 $250,000 $75,000 $225,000 $225,000 Year 10 $90,000 $250,000 $85,000 $255,000 0 $50,000 $0 $250,000 $75,000 $225,000 $225,000 TOTAL $2,550,000 $2,420,000

It’s going to go away from a commission based model (which to me never really made sense but not complaining about it). 25 years ago when there really wasn’t online listings and you would check the newspaper or call agents for listings times have changed and commissions made sense.

If it's a cash deal to keep as a rental, I would approach it totally different than if the intent is to re-sell and the buyer will need a traditional loan. 

At most, I'll give 'em 3% I was 187th and 105th in total sales the the last 2 years in my state out of 49,000 agents.

Then pick their brains about your local market.I would review listings on line on a regular basis to get a better gauge on what properties are selling for and what seems to be in demand.