Your criteria should match your investing goals.My deal criteria includes three main categories: Location, Team & Value Add.Location: Must be in a city that is growing in population, in a neighborhood that would attract good tenants, and in an area that would appreciate over time.Team: In order to do a deal I must be able to get good lending terms from my lending team, must have a property manager who can manage it, and an investor agent who can negotiate the deal.Value Add: A deal must have the ability to hit double-digit COC returns, allows for forced appreciation, and produce $200 - $400 net cash flow per unit [depending on size of property].If a deal meets all of the above criteria, then the checklist comes up during due diligence.

With my 4 person crew, a house your size may take anywhere from 2 days to 2 weeks.

Remodel kitchenWe invest what we can and return more than any of our loans so we don't pay any extra principal down.You should maintain an ample liquid emergency fund, but the size of that is completely subjective to what makes you two feel secure.

I do have a contractor who does great work at a great price, but may need to outsource to a turn key GC for this size of project if I can.

Repair budget seems way to low especially for a deal of this size. 

Look at the specs (beds, baths, SF, lot size, etc.)

OR should I take out a home equity line instead of having to sell. thnx for any help, feeling abit desperate as I am a senior and really need to down size.

If it is large size student housing, Campus Advantage.

So if your lead generation is off the charts, it won't matter if a few people don't want to go with you because of their opinion of your company. 

Also, be very careful about what you think you resell the house for, what the rehab will cost and what would like to buy the house for.When analyzing scenarios such as this you really need to reverse engineer them by identifying the most accurate comps (bring in an agent if you struggle with this but just look for properties of similar size, characteristics and location that have sold in the last 6 or 12 months).