We're not going to make what we would expect to make over a 12 month period, but we'll still make about $15k after all expenses.

Let’s look at Indianapolis IN; https://www.redfin.com/city/9170/IN/Indianapolis/housing-market for a median price of $235K That's the range you want to start out in, as a beginner.Then we assume 35% of ARV (After Repair Value) to do the rehab, holding costs, sales costs and profit.

It’s frankly worse than 2008 products and the word expensive doesn’t describe it.

The most expensive way to generate business, the pro is that it can generate leads in 24 hrs or less.

Dealing with unreliable collaborators can be expensive.

Property managers can also be expensive.

A cost segregation study may allow you to deduct $150k in depreciation expense in the tax year of acquisition.This would create a large tax loss (notably different than an actual operating loss).

Also, bear in mind that, overall, properties have been paid for in cash so there are no mortgages on them and the maintenance expenses are low so, while owners might be disappointed by the lack of rental income, they generally won't be in a distressed situation.Ultimately it all comes down to supply and demand.

It seems a lot more expensive for even a bare bones rehab than I anticipated.

I would start with identifying what operating expenses are.