if the later, that's not going to be kosher.as a fellow bay area resident I feel your pain. have you considered moving from flips to BRRR -- if you hold the property for at least 1 year then you will be taxed via long-term capital gains. so basically you rent the place out for a year after the rehab, collect the rent and then sell. but since you've refinanced after the rehab you get much of your money back out. then you can 1031 exchange the purchase of your next property and defer the gains...I'm no CPA, but if you're interested in doing projects that involve longer holding periods and it's your primary form of income you may be eligible for real estate professional status which has huge tax benefits 

I mean in 08 to 2011  it was painful writing checks to sell real estate..

Look at the usual pain points for owner occupant buyers: old systems, scary repairs, septics, lead paint blah blah....if you are comfortable fixing one or more of those you are already ahead.

I also like to do the mechanicals that I know are going to be a pain in the next 5 years.  

There's a win win here as I have some capital to invest again (those 25% downpayments are a pain!)

Here is the scope of work which they are proposing for $19000Scope of WorkPaint throughout including trim, doors, and windows.Luxury vinyl floor and carpet on lower levelGranite countertops - total of 26 sq ftInstall new vanityRemove old tile/clean tub and replace shower door - retro wall tile the color of Pepto bismalReplace 2 doorsInstall drywall @ bedroom with brick wall and fireplace whitewash - drywall would only be installed on 1 wallRun AC ducts in basement rooms - tie into existing trunk lines Trim roof of storage shed and add support posts to deck aboveReplace broken glass in two windows - 2 single pain sectionsCheck all outlets/change light switchesTouch up exteriorTrim bushesPaint kitchen cabinets and change hardwareRemove the wall light fixturesCover up pipe in basement bathroomReplace toilets and light fixtures in bathroomsChange all doorknobs for new onesReplace doorbellReplace thermostatRemove storm doorCover up expose electric wires in bedroom closetCaulk all exterior windows and doorsRepair retaining wallPressure wash the exteriorClear all debris of the house roof and replace any damage shinglesReplace all tiles in drop ceilingRemove iron railing and construct 4ft wall around stairwellInstalled handrailLay pine strawRepair door to carport - door is sticking

Now I'm simplifying the psychological part of what he went through but what really happened was he surrounded himself with people also playing the game & started hanging out with like-minded people, ready to move out.

Either way, you'll have your answer and can move forward.Fences are a pain because both parties benefit from them but there's no law regulating who installs or maintains.

It was a year of illness, pain, uncertainty, and loss.

I have always been told that rentals are pain and tenants will ruin your life, so I have avoided it even though my mind always seems to wander back to the idea.