@James Flynn - I assume time is of the essence to some degree and some items are of quality1 Yard Sale as much as you can on one weekend.2.

Also with summers over 100 degrees, you need ceiling insulation.

What I keep finding out is that my target price is always at least 20% below seller's asking price.Here are my rules/metrics:total economic loss after property is stable is 12% (15% in lower quality areas)incremental rent growth after the property is stable is 2%expenses grow by 2%/yearproperty tax is 90% of the purchase price multiplied by a local tax rate (usually doubles tax from whatever seller pays)payroll $1000-1200/unit regardless of the property size (brokers claim that 30-units don't need payroll but I don't believe them :-) )reserves of $300/unit counted in expensesexit cap rate is 100 basis points higher than current cap rate (e.g. exit at 8% if current cap rate is 7%)cash-on-cash ROI 10%+ starting in the second year; first year may be lower if this is a value-add5 years total ROI (assuming sale) is at least 100%IRR 15%+ over 5 years (al ROIs are net to investors after 20% sponsor override)I can adjust may metrics to some degree but in order for me to get to the seller's acceptable price I have to adjust most or all of them to unsustainable levels.So, what should I do other than keep underwriting and waiting until the market turns down and all of a sudden my numbers would make sense for a seller?

Multiply the two.Utilities-Totally variable, depends on the type of utilities to each property, the size of the property, and the degree of insulation. 

She has a masters degree in marketing and a great head on her shoulders. 

I went to Clemson for my undergraduate degree so I've spent a lot of time in SC as well!

Despite a degree in CS, and being a very technical person in general, I've always enjoyed business and finance.

I'm a single mother of two currently completing my Business degree and working full time.

Please tell me there is a program out there let lets me flip houses and make money without an accounting degree.

You learn about how your 3% down payment is now making you 700 bucks a month ( or whatever ever it is you will most likely be cash flowing to some degree ).