As for the 50% rule, the BP Calculator also lists the 50% rule as part of the final list of info and I've been taking a look each time at what appears there compared to what I get when I break out the components individually... to get a better sense of both approaches.

I must agree with @Jay Hinrichs, I have never been to Napa, but have heard to many times WW compared to this area. 

But the returns are worth it, and it's pretty rewarding. 

Personally when I can make more in profit in doing a flip in 6 months compared to re renting for years I will continue doing flips For me 10 or even 15% c on c is leaving money on the table with so many other ways to make more money

I started my career buying and selling bare land I like it.. especially carrying paper its a easier form of cash flow compared to tenants..

They seem insane compared to how easily the 3 properties came to us.

Difference is only $2k compared to conventional agents (6%).

I am sure you spent much much more time looking at it compared to the 5 minute analysis I just gave it.

Oaklyn and Audobon are great towns...but I don't know that they'll ever be able to compare to Haddonfield, Haddon Township, and Collingswood without some major structural changes to the layout of the town. 

A lot more rewarding.