You'll figure out pretty quickly what *can* be fixed and what can't if you're looking for a final sale price (including some margin) of $40K.

As a retirement plan, the Solo 401(k) is vastly superior, with significantly higher contribution capacity, the ability to make Roth contributions of up to $18K per year with no income limitations, etc.Depending on your ability to contribute, and therefore how quickly you can amass some working capital, you may choose to start with a fully self-directed Solo 401(k) or you may choose to establish a low-cost brokerage Solo 401(k) that would be limited to investing in stocks, funds, etc. for the near term.  

Still trying to pay down debt & get some cash for leverage & quick sales, which seems like it is taking way too long.

Thanks for your quick response, @Jacob Perez, and for the tickets!

The original appraisal should take into account that in a quick period of time you could raise the rents to market.

It's $200 and I'm just trying to fly through it as quickly as possible.

I feel very rushed to waive contingencies and put in an order quickly in the Seattle market. 

This can quickly add up to tens of thousands of dollars.We are in a hot building market right now, so prices to build are high.

Needing to flip as quickly as possible. 

Turnkey investments are not made to be short-term, so exiting only a few years in isn't ideal and will likely result in them losing money unless the market has shot up a ton very quickly (where is this prop, btw?).