I paid cash from the LOC then painted, reworked kitchens and baths, turned the upstairs unit from 1 bedroom to 2 by adding a closet and closing off 1/2 a very large family room.

If that is what you are looking for, rework the math a few times to be sure it is correct and go with the flow.Don't forget to include PMI in your FHA loan versus not paying it in the conventional.

Was quality good or was rework required? 

If the repair cost is less or ARV is more, or if you're willing to take less on your assignment fee - you can tweak the offer price.That's just how I would run the numbers - ...Wow, I think most people work the "70% formula" a bit differently - because the idea is to have a reasonable profit margin, and not a paltry margin.So let's re-work those numbers to actually give the investor a chance to get the "15% expenses and 15% profit".$70K ARV70% of ARV = $49K70% ARV minus repairs = $49K - $50K = OUCH, a negative number and probably a money loser.You would have to be given this property and at least $1000 for this to fit the "70% formula".

The outside of the house was mostly remodeled, inside wasn’t in bad condition but does need some reworking.

It's also not as "toothy" as it might seem - it expires on 12/31, if not reworked sooner, at which point all past rent can be made due and eviction could be started.

You do not want to keep paying your employees to make the same repairs over and over, any more than you want to pay a PM for rework.

This situation causes us significant issues because we now have to cancel everything, rework the account internally and with the carrier, produce new COI's, binders, policies, adjust payment / premium details, billing, etc. 

Rework the loan to suit your situation.

We cash-flowed the wedding by working OT, side hustling some RE work, and the parents contributed about $2k.