@Remington Lyman  I hope you meant 50% higher rehab costs.Every deal looks great with a 50% higher ARV, but that is almost certainly wrong and would get one in serious financial trouble if used for assessing deals.

there are probably guys that can put the property back together for $60k, but I would look at their scope and background very closely.I've seen dozens of guys get burned on gutted properties they think will cost $50-60k to get rent/sale ready...maybe this is who you want to flip your contract to...just watch the progress and be prepared to snap it back up when they run out of money.In reality, you should have an architect/engineer on the scene to develop the scope and construction cost estimate.

Allstate has been great in vegas for a dozen properties.

How do you assess and mitigate these risks from the US?

Is that a fair assessment?

I've done dozens of deal in San Diego county and did a deal last year in Ramona.

I have a gentleman who has done work for dozens of investors in my network.

I'm looking at the pro-forma on an offering memorandum and the taxes are based on the purchase price a couple years ago/assessed value.  

@Nancy Bachety is dead on though, you will certainly want to assess any/all exit strategies in case those numbers change in the future. 

I use excell and have over a dozen properties.