As a result the property, based on capitalization rates, can now be sold for $450,000.  

You would be surprised how much Wayfair marks stuff up, and that a lot of things that are marketed as unique are sold by numerous retailers. 

I had a chat with them on the phone as i was curious about the funding.. but came to the conclusion that the down payment ( the client made to buy) was probably what they paid for the property and the seller carry back note was the profit.. and then the seller carry back note is sold to yet another investor.. who is investing for coupon money.   

A lot of land is sold on owner terms..

When we sold the house we did not charge the investor a commission.

Hi Shilo, if you haven't would recommend doing research on recently sold properties to determine the ARV of a renovated property in those areas. 

My husband and I just sold a property that we were renting in WA state and will have about $90k from that sale that I would like to reinvest, but not sure what the best options are around here to make the most of our money.

Lots to be figured out in this deal but let's assume for now that it's priced right for a BRRRR or flip.My wife and I have been looking to move into a house hack in the area, and friend has just sold their house and has cash they're looking to invest in a flip.

Did you keep a copy of the itemized list you provided?

The area has a couple houses that were renovated and sold, but most of the houses that sold are older and never renovated.