In the past I did most of my business through PPC leads and mailing lists, but direct mail began to give me diminishing returns so I changed my business model to a better one.

Some investors are willing to buy them on a speculative basis (buy and hold model), knowing that the property will appreciate in the long term, depending on the neighborhood.  

Before Tax Cash Flows (BTCF) divided by All Cash In (Typically Down Payment + Closing Expenses)BTCF = NOI - Debt Service, so yes you would include debt to determine cash on cash.I ran your numbers through my model, and I got a negative cash on cash and a DCR of less than 1. 

A business model underpinned by the idea "Hopefully we don't get caught" is not sound, nor ethical. 

If I am looking at comps I am not only checking surrounding prices but checking for major highways/roadways/railroad tracks that separate different sections of the neighborhoods, I also look to find the same exact model houses for my ARVS (I don't compare rowhomes, ranchers and 2 story colonials with each other).  

I'm an aspiring 17 year old real estate investor, I believe I have found this to be my passion.

I have high goals and aspirations to build a successful business and finding people who want to be a part of that would be amazing.

I hope to hear from both sides, those on this site who are for and against the model of wholesaling that most promote.

I often see discussions around strategies of how to invest while holding down a full time job, but I don't often see discussions about when there are also kids in the mix.I'm curious for those aspiring and active investors out there with kids AND a full time job what your strategies, habits, systems etc. are for balancing job, parenting and investing.Here are a few of mine:Get up early and get as much done as possible before the little one wakes up. 

As a multi-Family Real Estate Investor, I'm very curious on the business model of the Turnkey Company.Let's look at it from my point of view, a Real Estate Investor.I find properties, renovate them when needed, rent them out, then manage them.