You can gain so much valuable info for free online or pay a few bucks a month on here if you really want a paid membership for the added benefits and network with people in your area..

I see what you're saying, basically, I'm expecting a -$200 bucks return based on the 50% rule.

Also, could anyone recommend a well rounded real estate broker in bucks county pennsvania that work with flips? 

You'd only save maybe a few hundred bucks, certainly less than 1$k.  

If he is actually going to lose the property anyway, this way he saves his credit and gets a couple bucks back too.

IE get you to send small amount up front with promise to align you with a lender only to suck 500 bucks or so out of you.Go to local commercial lender... if you have good credit and some cash...

They won't accept one of the POF you can buy online for 5 to 20 bucks.

I can control the cost of labor and what is actually upgraded, with a potential cash-out for big bucks six month to a year down the road.  

Interest can be hedged if you play it correctly, instead of giving cash out to bank for debt payoff, it can be used to purchase debt once interest rates are higher to offset interest cost, and at the maturity u get property and bond both, without interest cost.

Waterbury taxes are high but there is a lot of bang for your buck.