Turnkey properties will have a lower cash flow and upside potential.

Purchase Price with closing: $130,000Rehab: ~$80,000Total all in cash: $210,000ARV: $270,000 on average (low-end would be 250k and high-end would be $300k but a house just a block away appraised for $325k recently with lower finishing than what I am planning)If we flipped the property:Closing costs: $21,600Net: $36,900If we refinance and then rent:Rent: $1400 (but could be $1600 based on other comps)Tax: $100Insurance: $200All utilities: tenant responsibilityProperty Management (10%): $140 (we would self-manage but I like to build this number in my calculations)Vacancy (5%): $70Repairs (5%): $70CapEx (5%): $70Net: $750With only a net of $750, pulling out our cash via refinance the property would put us in a negative cashflow.

And a maxed line of credit will absolutely lower your credit score.

Property Mangement & Construction Company LLC quoted me a price of $3K which I think is probably on the lower side.

For example: The business plan may call for lower CoC in year 1 and 2 while renovating units but may be higher in year 3 through exit averaging greater than 10% CoC, or must the business plan call for 10% CoC on day one forward?

I'd have people come in with cash to buy/sell at mtgox  +/- 10-15%  (if I had too much cash, I'd lower commission to sell, etc.).   

Brandon mentioned lowering the offer and something else I can't remember to arrive at a purchase price that'll give closer to a 12% cash on cash return.

My cash flow is still good but my cash on cash IRO is a little lower than I'd like.  

@Jeremy VanDelinder  The couple hundred bucks may be nice to throw at some lower level subcontractors , but as a professional you would have to move the decimal point to the right to get my attention

What i'm trying to ask is does it make sense to trade off 2-3 years of payments for 10-15 years of lower payments just to get rid of the bill or just use the entire money for my investments?.