ARV – Desired Profit – Closing Costs to Buy – Repairs – 10% of Repairs – Holdings Costs – Concessions – Realtor Fees – Closing Costs to Sell = Your Offer (MAO or Maximum Allowable Offer).ARV: After repaired value or what you think it will sell for once repaired.Desired Profit: This should be taken off the top first.

Also in your lease do you have an early termination fee?

To break the lease its a 3 thousand dollar fee, plus whatever they will charge on top of that.

You have accounted for a reasonable fee for management in case you need/want an outside manager later, you are at about 40% of rents for expenses which is realistic I like to see between 40-50%.

., there's no fee for the property management service)?

Hi,I prefer SF over condo.Condo has very high HOA fees & less appreciation.

Get it under contract and get a wholesale fee or partner with a cash buyer and get a piece of the equity on the back end.

Even with a garnishment, you have to pay the attorney an up front fee and a percentage of collections, so you would be fortunate to recoup 50%.My advice is to have no ego, anger, or payback when making the decision.  

Is there a particular agency that is better than another for this type of arrangement whether it be fee structure or training?  

The upside is regarding the construction loan is you can capitalize the interest during construction increasing your basis in the project, The downside is you will need to bring a decent down payment and if you don't own the land or have any construction experience, and you'll need a partner with developer experience especially if this is your first project.I would recommend a JV with a developer, maybe a reduction on the developer fee in exchange for something on the backend of project completion, there are a few good ones out there that do small projects as well.