Then you can see what houses are selling for top of the market remodel vs. as-is within your criteria of sq. footage, year built etc. 

Same floor plan, same street, also remodeled.

Buying pre-remodel will give you some, but turnkey makes nearly all their profit from marking up the property they found so that your cost ends up close to ARV.

I have an opportunity to buy a fully remodeled 3 bed, 1 bath for $64K.

Check out home remodeling apps to get an idea of prices in your area.

I am looking for my first property sub 90k and thinking I need around 25k to safety start. 16k-18k for down payment and the rest for remodeling and reserves.

i am very excited about it because this has been something i have wanted to do for quite some time now. the home i purchased needed a slight remodel and to be updated which i am almost done with i just have the basement left to finish. so before i ask my question let me give you the rundown. i purchased A three bedroom home with one bath but there will be another full bathroom in the basement.

My company specializes in residential and apartment complex construction/remodel, so it is very interesting to me to learn more about the whole process as opposed to just the contracting side.

The bigger project involves replacing rotten floor boards and some bathroom remodeling. 

I have a child hood friend down there who is getting 10-15% all day BUT he is buying value add properties, remodeling them, and then renting them out.