Max repairs would be $20K for him because he does much of his own work and would probably be done in less than 1 month, and the ARV is $425K.If I could offer the seller $365K with seller financing at 3% amortized over 30 years and with I'm thinking a 5-8 year balloon, at which point I would refinance and pay off the seller's note, my monthly payment would be about $1540. 

I was trying to buy and hold it and offered 75k, figuring a rehab budget of around 25K if I added a duct work and new HVAC system (heater/air conditioner), some normal drywall laminating, floor refinishing, and exterior rehab.

For now, im just going to buy if numbers work and not second guess

It consists of 2 - two story homes, and 2 mobile homes, all on adjacent to one another, and 1 vacant lot.I understand wholesalers try to market deals to fix and flippers/rehabbers, but what about a deal that doesn’t need any work, and cash flows well, and the cap rate is approximately a 10.

It’s really hard to find people that do good work and stick to a schedule, it’s a few out there that take their business serious.Another solution is to consider moving to northwest Indiana.

I am guessing if the numbers work and you have good credit as the guarantor it should be fine.Good luck!

I would want a substantially higher ROI to take on this work and risk.

Keep up the good work and positive attitude and you will do BIG things and continue to inspire others.

You need to do the work and get bids. 

I expect to do the majority of the leg work and be the day-to-day point person.