I have completed 3 brrrrs and have many years of construction knowledge. my main reservation is not having the end buyer when I'm finished with the project. if all of these numbers where true would you be comfortable flipping a house in a town with that small of a population. also, what research can I do to ensure there will be a buyer for my product.

Maybe im wrong because I lack experience in this arena but I want to at least turn a %15 gross profit off of the final sales price and its hard when youre paying the contractor %15 of the construction costs.

Still wanted to be close to CA and Lake Tahoe but have much more favorable tenant/landlord laws, property taxes DO NOT reassess on the sale, stable diversified job growth, population growth, land constraints force appreciation, and a ton of outdoor activities that I enjoy. 

How would an owner financing loan look like if a home is for sale for $399,000?

That's often because you don't really get to see nationwide stats very often and there are few individual investors who invest across multiple states it seems.Here are a few consideration to help you decide where to invest:Population GrowthJob GrowthLandlord friendly statesAffordability gap, average income vs median sales price.Some people also say look at where town will grow and invest in the path of progress.Good luck and I wish you unlimited cash flow and appreciation.

I'd imagine the same could be true of posting a for-sale sign in the front of the house, a free craigslist ad, or an email to one of my existing contacts saying 'hey, this is for sale!'

SFH's are on sale right now as we are in a buyers' market.

PM has asked in past about seeing if the house is for sale and he has an agent who can do it.

I think you really have trouble understanding loan product. 

We tried renting out our first home when we bought our current one and had to sale because we could not manage it well.