But there was an appreciation component, due to the reasons listed above. 

As you continue down the road of building personal knowledge & confidence, forming  a “team” to source, finance, purchase, rehab, & manage/sell properties is a key component to make the journey smoother. 

You can take participant loans from the 401k, you don't need the additional expense and administration of an LLC to have checkbook control, and there is a built in-Roth component.

All the main components in the house except furnace are new.  

So if you are focused on cashflow, A and B markets are going to align well with that goal.

Counter:  Uba tuba granite (actually Uba tuba is charnockite, a harder type of stone than granite), $39/sq ft, includes measuring, finish, sealer, install, and 33" under-mount 60/40 double bowl stainless sink, $1850Appliances:  Fridgidaire, new, stainless, includes island hood, slide-in 30" gas range, dishwasher, 30" fridge, $2300 (working on getting it down to $2000 with some "open box" components)I know these aren't the cheapest, but I'm not looking for cheap I'm looking for "nice".  

This provides a "slot" for the new secondary header component to slip up into place from below.

It seemed that there was some discussion of fit and finish of the area, but the key component was the permanent heat source.   

That was a lot.Personally I wouldn't buy the deal because the property doesn't align with MY goals. 

Or can you find another deal with a strong value-add component?