Usually ARV's between 100-150k are the sweet spot to cash flow on the backend for single fams, are in good areas, and still provide a big enough margin to get that chunk of equity from the rehab.

I had developed a sweet little package, graphics all numbers.

I'll take an aged port in a 200-year-old masonry wine grotto over a margarita at a tiki bar. 

Kitchen countertopsGranite is a classic provided you seal it in case someone spills red wine. 

(Redid the hardwood / new drywall, found a sweet hidden cedar closet and that’ll be a half bath, painted). 

You'll find a sweet spot.

I would imagine you will hear from a few, if not search the forums and you will find some posts here.You could also do a joint venture if you think the deal is sweet enough, have them put up the money, and you do all the work.

It was very sweet of you to reach out.

New homes don't always work well, but maybe the sweet spot in those areas are the home about 10 years old now. 

Most people seem to be holding steady on rents with perhaps just a slight decrease on some.I would say the sweet spot on rent is about $1500/month around Sherman, so for future purchase try to stay in that price range to hit that.