You obviously don't know that 2nd part even if you nailed your ARV perfect.Just based on what you listed for repairs and the house specs and the fact it is an REO (So you will have a lot more stuff that COULD come up that is hard to see until someone gets all the utilities on and start using stuff in the house again) I would budget a bare minimum of $20K for the stuff you are doing, and that is going to be pretty low if there is much past what you listed.

I had JV with people that I barely knew, but having said that I do a thorough check with them, as I am always the money partner.

@Shane Burlingame, it is so hard right now to flip in central mass,  my clients had 5 in the last 2 years, 1 we barely made $5k, and we have 2 going right now that are over budget and prices have dropped so they may just hold them. 

Do any of you take the demo- to the studs approach or do you leave the knob and tube and basically just do the bare minimum with new flooring, paint, cabinets ect? 

So far my listings barely make it over a week on the market before someone swoops in. 

Our current home was bought at a %2.99 mortgage.A week before moving I realized that I can't justify simply selling this house in prime vacation territory for barely a profit without at least attempting to turn it into a profitable investment over the long term.

When I look at other listings in markets where I actively or consider investing, everything managed by Vacasa, Evolve, etc is barely over a 4.5 with wide open calendars.

Got tons of +questions, please bare with me.

Craigslist has been better than anything I've forked out money for and craigslist is barely used in my market too, I can only imagine using that in a bigger market!

At these prices, I will barely break even.