@Josh Cook Thanks!

In "A" areas I am seeing cap rates of 4 and 5 percent, which means there is very little meat left on the deal for the new buyer. 

That is going to kill investors... ouchAnyway back to topic I guessDon’t you love the US marketsas it relates to US market I remember when I was posting on the property forum over there. and talked to many AU investors ( who frankly bought dog meat US properties and lost a ton of money) not as smart as you !!!  

Plus is there any meat on the bone when it is time to flip so someone else can see the value.

@Josh Cook typically when you use the rigid insulation you put it against the wall and then frame your wall next to it. 

Its the rehab that concerns me. at 82k with 35k in repairs (assuming thats all there is) puts you at 117 not factoring closing costs and anything else you may come across. if you're gonna sit on it for some time, it will matter less but I'd run this through the BP calculators to get some long term numbers as well. a couple of other considerations.

The $103-$153 NOI/month would not convince me at all.

Whoever cooked this up is brilliant.

My partner estimated between 60-70k for all of the labor and materials, which would leave us a little meat on the bones.

(Again generalize).Thanks BP I can't wait to see what you cook up in the responses have been trying to clear this up in my head for awhile.