That is the calculation you put in the calculator. 

I only put in 27k (acquisition and rehab) and am seeing a 37% CoC return.

I'm currently trying to put in an offer for a city owned property in Schenectady NY.

I'd put in an orchard with different types of fruit trees, possibly a pool, and one of those large chess boards like what is at Santa Monica Beach, where the board is on the ground, and the chess pieces range anywhere from knee high for a pawn, to chest high for the major pieces.I welcome any advice as I've just started my due diligence period.  

I know to make the seller evict the troubled tenant they put in there if they havent paid rent in months.

Youtube is another good tool to use if you put in the time to learn. 

Send auction letter 2 weeks, then put in newspaper 2 weeks, then auction 1 week. 

If you can't trust the contractor to buy the materials and/or have them put in the features you want, why are you hiring them? 

Once the architect is done with his/her drawing, the surveyor will put in the new outline of the building and make a site plan- Possible: depending on the size and complexity - and what the city requires - a civil engineer to design other things on the site.

And, for those people who have more time than money, they can put in sweat equity into directly owned real estate.