That's a hefty discount off list and the numbers till work... it could be your numbers weren't right from the start.If time is an issue, you could offer lower and faster close.

You can take a loan against your 401k and pull the lower of the two: up to 50% of the value or $50,000. 

Tells me a lot of work out there for mid to lower income categories which is great

Much lower barriers to entry, but I just heard another major employer is pulling out thousands of jobs.This one is in my town so easy to self-manage. 

You may not be able to hit the rents of the bigger cities but I found the cost to purchase was lower so in the end you get the same cash flow.

:(Are there NOI improvements you can make, eliminate expenses, improve turn over (lower it), reduce damage etc etc. 

It might be a little more work for me to close my loans, but it nets me significantly lower interest rates.

If you can find ways to do that by raising rents / income and/or lowering expenses, you can find hidden gems. 

Resulting in a lower fee for you. 

Unless I can Profit from the Refi of course, since those dollars are tax free, cost 6% or so, and can save me the same 14% In conclusion my opinion at this point is to mix flips with rentals, keeping the lower profit flips as rentals, and selling the higher profit ones - I feel this is a safe middle ground