I even called a city inspector who had been through the house and got an idea of internal condition. 

I would lean towards holding and doing anther house hack if you can.

My first Airbnb was a room in my house that brought in $1500 a month. 3 years later I have 7 Airbnbs that collectively bring in $12-14k.

I'm Ryley from Cartersville, GA, and I'm currently in the process of my first house flip.

I've been reading through the posts and seems like this is the place to be for RE stuff.I house hacked my way into my current primary residence, put significant work into renovations, and am ready to move for several reasons.

It was 20% back when we got into flipping and moved houses for investors 10+ years ago, now it’s 10%.I do not flip anymore, I prefer to flip and hold.

We had our GC sand them down and redo them, 2800.00 for 1300sf house compared to doing carpet/laminate over them (4k-5K).

I would aim for long amortization and a balloon payment of at least 5 years so you have time to get your finances in place.I don't know if you own a house, but you could use a HELOC to cash out the sellers.

I'm using the BP wholesale calculator. the ARV is $ 45,500 when i put the numbers in its telling me the most i can offer on the house is $90,000 I wanna offer $22,500 

Gloria above kinda touched on the Indy market but Indy is great market to look into for a lot of different reasons such as population growth, housing inventory, and cost of entry.