I’m super jealous of those numbers but def a lot of sweat equity in that!!

When you're one guy, trying to get 1-2 deals and you're supporting all your overhead on those deals then you need to save every penny you can and make your sweat equity go as far as possible.

Former business owners often attach an emotional component to a failed business and assign sweat equity value to numbers for build out and equipment that doesn't exist.

I find it helpful not to sweat the small stuff too much.  

Try to network with people who would be willing to allow you help them flip a property through sweat equity etc.

Others will panic and try to sell it themselves immediately without a real estate agents help but,they won't accept the reality that their home equity is no longer in their possession and belongs to the bank foreclosing on them.They normally ask for almost all of their perceived equity from you at first even after you explain that their house is a mess in need of thousands of dollars in repairs and updating and no longer worth what their neighbors got for their homes last year.Your best bet for a cheaper bargain is to wait them out and snatch it a week before the auction when they're sweating bullets about moving out without a dime in their pockets to start over somewhere else.You need to be that life saver that shows up and saves the day with a small amount of money for them after the mortgage is paid off.

I'm targeting a 9% COC return, or a rehab that can allow me to raise sweat equity to fund the next investment.

Happy to share my first rehab and hold property.I purchased the property through a short sale for $230k 2 bed 2 bath 912sq/ft condo in Mira Mesa, San Diego I only worked on it on the weekends and had to remodel the entire unit (2 baths and a kitchen) it took 4 months of 2-3 days a week I paid cash so my only holding costs were $300 month hoa payment so $1500 the total rehab cost including property tax was $19600 after all the dust cleared I am into the property $250k the property value is 300k I pulled 225k out with a mortgage payment of $1650 which covered tax hoa and insurance and am renting it out for 1850 so for the $25000 that I put into it plus my sweat equity I am cash flowing $2400 my first year of owning.

Sweat equity, hard work, and some $ got a $150k increase in value. 

Lotta sweat equity initially, and the buy was cheap.