You need to figure in vacant, reserves, and god knows what else.

Take care, Pat & JasperTurning investment visions into REALITY in Phoenix, AZ - Ranked #1 for residential real estate growth and opportunity by PwC I completely agree—housing affordability is such a crucial issue, and it’s fascinating to see how Austin’s zoning efforts are reshaping the landscape.

I am not seeking advice on how to recoup my financial losses.

Good morning BiggerPockets,I am a new investor/wholesaler and I am trying to understand the most effective way of finding the ARV of a property without having access to the MLS? I have looked at sites like Realtor.com...

when underwriting a property a good rule of thumb would be to set aside ~5% gross income for each Cap Ex, maintenance, and vacancy. (15% total)I dont know much of the market in TX but in central MA i work with a lot of investors that are interested in acquiring multi family properties so that's mostly what i deal in. 

How did you finance this deal?

You need to disclose it either way, why pass on something you know is bad to the next person?

In case you don't know, it's 10 percent down at time of sale and the rest due in cash in 10 days I believe.

How did you find this deal and how did you negotiate it?

Lick your wounds, learn how to buy better, and try again.