As I see it 1624 sf x $125 = $204K however when I pull comps up matching apples for apples, I see the AVR at $184k.Here’s what I see in the numbers;Flip Calculator Analysis3 Beds, 2 Baths Ranch - 1624 sf Built 1981 .37 Acres WaterfrontProfit & Projections Total Projected Pre-Tax Profit: $33,467.10 Total Personal Cash Invested $60,512.90 Holding Costs Per Month: $1,837.50 Return on Investment (ROI): 55.31% ROI (Annualized): 168.22% Profit if held for... 45 Days 90 Days 270 Days $37,912.66 $35,245.32 $24,575.97 Property InformationFinancial Information: Purchase Price: $80,000.00 Purchase Closing Costs: $6,000.00 Estimated Repair Costs: $45,000.00 Total Cost of Project: $131,000.00 Projected After Repair Value: $184,000.00 Monthly Expenses: Mortgage Payment: $800.00 Electricity: $125.00 Gas: Water/Sewer: $125.00 Sewer: $150.00 Garbage: HOA Fees: Insurance: $300.00 Property Taxes: $187.50 Other: $150.00 Total Monthly Expenses: $1,837.50 Loan Information: Total Loan Amount: $80,000.00 Loan Points and Fees (Out of Pocket): $4,400.00 Loan Interest Rate: 12.0% Total Monthly Loan Payment: $800.00 Sale Information: Sales Price after Fix Up (ARV): $184,000.00 Real Estate Agent Fees: $5,520.00 Other Closing Costs: $2,500.00 Total Days Held: 120.0 days

If you're able to get into a larger complex you won't have as much competition and you might be able to show case your father's former projects to investors who will see the demand for what he's doing on higher end rentals.

As well know with all markets, a drop can come quick and you'll see the flippers leave town in droves.

I understand that most brokers are looking for provisional brokers that will generate commissions but there has to be some out there that are friendly to investors and see the benefit.  

I am a Realtor and from everything that I see the market is about to boom.

The first is that I see the value in a PM just as I do a plumber.

For big multi-unit rental developments you'll see the judge call the first case and hear all the OTHER cases that attorney is handling for the rental development. 

Find someone that has lived in there for a long time and want to see the area improve.

Expect the tax assessor's office to see the sale and adjust the taxes up some.  

NumbersI have attached one of the workouts to this proposal, so you can see the numbers.The Attached analysis shows a Buy, Rehab, Rent, and Refinance strategy: As stated earlier we should be able to purchase the property at $1000 and it needs about $15000 in rehab, and I will estimate all other fees at another $2000, so that a grand total of $18000 needed for the deal.