Also, with this being my first flip, is a spread of $33,000 pretty good or should I really pinch pennies and try and push closer t0 $40k?

I am retired and other than traveling a lot round the world have enough time  - and friends in the area I can call on in a pinch - to manage that.

There's already 24% equity in the property (14% if you look at rent-ready repairs in there), so it can't be too tough to finance in a pinch. 

4178 Orchard Knoll, Peachtree Corners, Georgia 30092I am feeling the pinch on this deal, as all feedback is regarding the immediate location of the property.

Josh Setterbo I do my own inspections and you can to in a pinch.

Hi @Martin Harris,You could do your hardwoods and use large rugs for the time you are in it with your dogs (Even cutting up the current carpet if you were really in a pinch).

The box store can also install it if you're in a pinch.  

Hard money lenders work in a pinch, but can be very expensive in fees and points.

Either the washer/dryer is overkill in this neighborhood, or you are penny-pinching and hoping you can still get top-dollar for the sale.

The take home message, and it is a good one, is to think through and validate every part of your plan from entrance to exit to make sure it is sound BEFORE entering ... it would be ashame to get through most of the first steps only to find you are pinched in on your planned exit.