The market rental rate for the units (after repair) is 625/mo, this coming from another building across the street with equal sized, clean, painted, with newer cabinets   The tax assessed value is 72000.Unsure of repairs needed yet but if I guestimate 12/sf i'm looking at about 25000 (I'll verify this before bidding)Comparable sales do not reflect much due to the number of sfh surrounding the property.  

Once we started cleaning up the area I noticed that the area under the cabinets also has mold.

List of items to be done - (inspection next weekend)HVACAir Conditioner addition to current forced air furnaceElectricalGarage door motor to 1 car garage door Install recessed lights in living room, and new light fixtures in bedrooms, living rooms, kitchenReplace light switches/outlets to square plastic whiteFlooringRemove carpet, tack boards one main floor and top floorInstall vinyl plank flooring throughout main floor Same baseboardPaintingPaint all wood trim whitePaint kitchen cabinets whitePaint all wallsStructuralRemove half of kitchen wallSliding door for half bath on main floorKitchenReplace kitchen counter top, and match bathroom vanities with sameReplace kitchen sinkReplace appliances with stainless steelBathrooms Replace countertops with same kitchen counter materialGeneral workInstall window blinds on all windows

The house doesn’t need much besides a roof, siding, paint, and some kitchen cabinets.

The house doesn’t need much besides a roof, siding, paint, and some kitchen cabinets.

having a difficult time using both the brrrr and fix and flip calculator because i intend to live in the property for 1 year so not a rehab. these calculators seem to assume i won't live in the property. based on the factors below, i'm hoping someone can poke holes.arv=270krepair=my father who is a general contractor is overestimating at 35k (it's definitely livable, but there's opportunity to upgrade/update such as the roof, floors, cabinets). i'd live there for a year and plan to either flip or rent after the year.annual expected property tax=$7.5klisted price is around $235k ($/sq ft is below comp average)comps within the past year for similar properties around $260-$280kpreferred profit (not too sure about this) but $20k is a target...i guess.estimated rental based on recent is $1.8-1.85k/monthi was thinking about offering $210k max, but the calculators recommended an estimated purchase offer between $160-$175k, which seems extremely low given the livable condition.what am i calculating wrong here? 

Other upgrades I'd consider: matching stainless kitchen appliances, modern kitchen cabinets, and upgrading plumbing fixtures. 

There is currently no fridge, a rolling (not plumbed) dishwasher that sits next to the stove and limited cabinets/counter space. 

I meant 10$ a sq ft for low end rehab versus 45$ rehab costs for high end cabinets, fixtures, apllliances, landscaping etc.

There were water spots above the kitchen cabinets, as well as some standing water in the basement, while disclosures indicated there had been no water issues on the property.