Redfin says its value could be 150-160k, but I doubt that’s accurate, unless the market heats up with lower interest rates.What factors should I consider?

Quote from @Jackson Ebersole: Hi Piper,It's always smart to flip properties in-state, and I'd like to share some updated insights on why this approach is beneficial, especially in the New Jersey area.Lenders typically feel more comfortable with in-state flips because:You can manage the rehab more easilyYou have better knowledge of local real estate trends and valuesYou can respond quickly to issues or make decisions fasterThere's a lower risk of fraud or being taken advantage of by distant partnersI can help you with recommendations for the New Jersey market:North Bergen: Continues to show strong potential, with average profits now around $150,000 per flip and a gross ROI of 85%.Willingboro: While specific flip numbers aren't available, the market remains active with a gross ROI now averaging around 130%.Gloucester City: Still a top performer, with gross ROI hovering around 180-190%, though still on smaller profit margins.Irvington: Home values have continued to rise, with a 20% increase over the past two years.East Orange: Has seen steady growth, with home values up by about 16% since 2022.Paterson: Experienced a 14% increase in home values over the last two years.Additionally, Jersey City and Newark have emerged as promising markets for flips, with strong appreciation rates and growing demand.

Should we buy and market for S8 tenant or without ?

@Bill WagersI would not do a contract for deed on a bar as you remain owner and thus could be liable for issues with the propertyI would do it as a sale and seller finance the property so the estate is no longer on titleIn that instance may not even need a LLC

This deal was discovered through diligent market research and networking in the Linden, MI area.

I'm overwhelmed by which market(s) to choose. 

I am confident in handling the construction as I have experienceWhat really matters to me is that are there margins in this market to make money from scratch up?

Who are the top 10 investors in your city or market? 

Is there a standard termination agreement a seller should use with a realtor in the state of Texas? 

I do think the seller is at risk on perceived  cost however those costs aren’t real if appraised at sales price.