Some of my best deals just needed cleaning and paint.

The second thing I would be aware of is 8k seems a little low for all new flooring, paint, appliances, interior doors, and clean up.  

Sounds like it should still be a green light

Clean up 25k with conservative sale price of 360k.

Yes, that might be possible for a relatively clean house, but is absolutely impossible for a larger rehab project as holding costs due to the additional time to do the work.The zero interest rate environment is a major factor in the price increase as wholesalers have used this to their advantage to show non real estate investors what good cash flows they can get with little investment providing they can qualify for low interest conventional loans. 

It needs 50K in paint, central AC, pool drain, clean and possibly re surface.

I did find that electricity jumped for a couple weeks especially as I had crews in the place all day, and an agent advised me of the FHA rule after I was into the project by 21 days.Essentially it was the little stuff I hadn't planned on - this was a condo and a "resale certificate" is necessary... another few hundred unplanned, mandatory "dryer vent cleaning" (albeit I cannot fine this anywhere in the rules/regs of the association, its just cheaper to do it rather than fight it), cabinet pulls (after replacing counter tops, faucets and fixtures)... all in I came up with another $1400 of unplanned expense, eating up roughly 50% of my contingency budget!

Just some of the features include...  7+ Bedrooms, 4 Full and 2 half bathsHuge master suite with a second bedroom suite on the other end of homeLarge indoor pool with 1,000 sqft green houseHuge kitchen with large fireplace2 story Great Room with huge fireplaceLibrary with fireplace, dining room, office, huge laundry room on 1st floorBasement with fireplaceSeparate 4 car garage with covered walkway to main home with caretakers quarters aboveStorage BuildingThe property estate is divided into 2 parts.  

Deep cleaning the carpets between tenants is recurring and appropriate to include if we're taking a 2 year average.

High end SFR in our area will not way run 30%I suspect he self manages... as there is no need when you have a single tenant that can afford 5,700 a month probably a higher up at MicroThese type of tenants often leave the home as clean as the day they moved in... other than touch up for paintings that were hung etc. and your correct in our area on the west coast appreciation is what we invest for..