I am looking for a minimum of 20k profit with a 4 1/2 month total time to flip.

Total balance is about 173k, property is worth about $200k.  

Total water usage was close to 69,000 gallons for September.  

With commercial land brokers commission agreements typically run about 8 to 10% total depending on the project size.    

Starting November 4, 1992, districts must have voter approval in advance for:(a) Unless (1) or (6) applies, any new tax, tax rate increase, mill levy above that for the prior year, valuation for assessment ratio increase for a property class, or extension of an expiring tax, or a tax policy change directly causing a net tax revenue gain to any district.’This is obviously a new tax which has been levied without voter approval.

Totaling to about 1000 properties altogether.

Any advice is much appreciated.Purchase price: $420K4-Units - All 3 bedroom 2 bathroomAnnual Operating Income (rent): $42,840Current Annual Operating Expense (Water/Trash, tenants pay utilities): $2,400Down: 20%Points: 1.35 (to keep the rate @5%) Rate: 5%Total Aquisition costs (includes closing, appraisal, inspections): $99,350Mortgage (P&I): $1804Property Taxes: $5,212Insurance: $2,058

This requires that 75% of the future, market rents (after renovation) of all units meets or exceeds the total housing payment. 

Sounds like a total flake

But obviously it wil start gaining interest though out that time.