Seller is calling for best and final offer (multiple offers) and I am going up to 61K.I have gone above asking before but never more then 1000.I know the street the house is on very well and ARV is easily over 100 and it needs about 20K worth of work. 

If you could strategize your plan of action moving forward and wanted to return the highest ROI possible then one could encapsulate different markets and buy at lows, sell at highs then take profits to put into a lower priced rental that returns passive income with not much appreciation. 

What was the hourly return $ per hour consider the entire year you did not nothing but home improvement and shopping?  

What I can tell you, as a startup, with few properties, the tax return alone can eat up most of, or all and then some, of your profits.  

Recently posted this overview regarding one of our VR, which may shed some light and be of assistance...Florida Vacation Rental with 17% COC Return

Even if your SEO is amazing, and you got to the 2nd page for some valuable terms after 9 months, your return would still be zero.

Plus, taxes seem to range a bit.I've heard @Brandon Turner talk about including property management with your analysis from the start, so you can easily start using a property management company and not impact your original pro forma estimates.  

I have done direct mail but I haven't seen much return and I understand it will take a few attempts but I don't money at the moment.

My name is Paul D. and my wife (Nitza) and I just recently have returned to the States as we have been living the last +3 years in Yangon, Myanmar and also have been spending time in our home in Ecuador.Now that we are back in The Woodlands/Conroe area near Houston we are looking to get are current real estate investments in order (three single family homes in this area) as they have been rented the last +3 years and we are looking at utilizing the equity we have in these properties so we can invest and buy/sell more properties.

Or do I return it minus deductions if the home is rented the following month?