My hard cost plus some soft cost and a factor for my time.

The decedent did not have a will which is also a key factor.

@Craig JeppesenPossibly couple factors.

There are different situations and different models for income/outgo, and different markets for cost/rents where an analysis that is as general, and can best be described as using "fudge factors"...then making decisions based on that "fudged analysis", should probably be flushed out from the start. 

I am figuring a hard money loan for 80,000 for the rehab,  but when the numbers come out i see that it doesn't factor in my cash payment for the property of 16,000. 

This all factors in with risk.

There are also lots of factors that can change the way I move forward, but generally speaking this is how I aim to avoid the finance issues with banks.

However, as I suspect the market may enter recession (I may be wrong), I want to take that factor into consideration in my planning (just in case things go sideways).I would like to come up with an investment strategy that not only generates a $4K/mo cashflow, but one that would be immune if the market went into recession within the next 5 years. 

I want this info so that I can factor the numbers in when I analyze properties.The places I have come across are the following.

I feel like the holidays are the biggest factor for you right now though.