Keep in mind that we were in a market that was not normal and not sustainable we are just retreating back to a normal market were market time is normally 90 days for DOM .. that's been more normal.. its not normal to list a property and have 17 offers first day.. and along with that its the time of year it always slows down right about now.. the turn key folks I know though are still plowing through their inventory.. as investors are buying for cash flow and as long as the numbers work they pull the trigger.

You start with the end in mind (flip?

How can you have the seller's best interest in mind if you are too ashamed to tell him/her how much you are taking? 

@Russell HolmesCan we go see it and do you knoe how motivated the seller is?

I know there are a ton of great real estate minds on BP so any advice or help on the matter would be very much appreciated.

But keep in mind that your ballpark isn't accurate either - and even when you have a full bid from committed contractors, you're going to be a little bit off on your final expenses. 

Also, if you have a specific number in mind, just wait and see what they provide you from an appraisal and then negotiate.

At a glance, I really like your idea, and it appears that the funkier, the better so keep that in mind when you're looking to furnish.  

I just wonder how do you guys find motivated seller or FSBO type of seller (no offense to real estate agent).

If anybody wouldn't mind sharing a good and quality GC, this new investor would really appreciate it.