I’m also using a 6% vacancy rate, which brings the net monthly cash flow to about $200 and a CoC return of 13.06%.Summary:I’ve created around $50k in equity (difference between ARV of $200k and total investment of $155k).I’ve got about $10k or $18,385 left in the deal (factoring in closing costs).The cash flow is healthy, and the CoC return is strong, especially as a first-time investor.Questions:Does anything look off or could I improve the numbers?

I have had a hard time getting started and am anxious to get my first deal.

Then, if you can trend over time you'll want to see where the "path of progress" is going/moving and attempt to buy in that path of progress to gain some appreciation in the future.

I have been doing these type of loans for 30 plus years and buying foreclosures since the late 70s.. seen it time and again  ..

@Steve Babiak is absolutely right.I've said it many times buying at tax sales is the most hazardous way to buy real estate.

Based on this of course it would still be risky, specially being the first time but better start somewhere than just keep analysing properties right?  

Asking price, cost of rehab (plus time to complete), ARV, and rent once rehab is complete.Asking price $50k.

@Jacob St.

Knowing where you stand at all times means you can scale confidently and with precisionI’d love to hear from you!

The health department doesn't limit the size of the approval in order to be difficult; they do so to ensure safety and sanitation of the occupants of the house and its neighbors.I see this all of the time in the Smokies.