I'd much rather have a price concession and have the buyer get the work done themselves.If you want to shoot me the address, I can tell you how many days it was on the market, vs the average for the area. 

I went through a local bank, who offers portfolio products.

A HELOC is more dependent on the individual lender as they each set their own terms for their HELOC product.

Yes, they can fumble their way through the average transaction that has few - if any - hiccups but they're doing a disservice to their clients and they are putting everything at risk when things go sideways.As long as you do it part-time, you will only get occasional work.

From what I have read an average minimum would be 5% capex and 5% maintanence.

Make sure they are a good company and have a good product.

I would like to walk you through my analysis to see if I am doing something wrong with my numbers.Property: Duplex in San Rafael ST, South of Edgecliff Village in Fort WorthAsking Price: $155,000Down Payment (3.5% via FHA): 5,425Loan Amount: 149,575Loan Period: 30 yrInterest Rate: 4.38%Monthly Mortgage Payment (using BP mortgage calculator): 747.24Income:Unit A --> 695Unit B --> 89550% Rule:Cash flow = (Income)*50% - (Monthly Mortgage Payment) Cash flow = (895) *50% - 747.24 = -299.74** This computation was made only leasing unit B and living in unit A (house hack).A few thoughts regarding this analysis:1.The schools surrounding the area are below average schools (according to greatschools.org).2.I am not including the monthly taxes, nor the monthly insurance in my analysis (I have not searched for this information.

Does anyone have a decent sample SOW for an average SFR flip they could share with us novices?

True office style suspended drop ceilings are tacky and dated, but if you could research a noise isolation product or way to mount ceiling drywall, it may help greatly.

There are some passive 1031 compatible products that are real estate yet totally passive.