I would also factor in concessions, and bad debt.

Based on these factors (and the fact that I am new and would prefer cash now to do more deals) I am leaning towards flipping the home.Thanks again. 

It's all factored into the contractor's bid.

Prices will reflect that, but buying dirt cheap means selling dirt cheap in a small town that isn't "related" to a larger market.Study real estate basics, location, market influences, inventory turn over, economic factors that effect value.

My wife reluctantly showed one that had the bathroom stripped to the studs with exposed pipes & the kitchen was completely gone.

The biggest factor in the financing is the cash flow.

Lenders are going to take all factors into account including income, marital status, credit, etc. and through the rate they give you they are telling you what kind of risk you are to them.

Is broker support always a huge factor?

That said, I probably buy an overpriced cup of coffee a few times a week for the convenience factor :)I can understand that part of what makes TK properties what they are is the convenience factor.

It also exposes me to the problems faced by those in different economic positions, and I think helps my worldview.