@Brett Barton that's a pretty old article.

With that being said, it doesn't have to be the home of my dreams once the contractor signs off, I'm pretty handy and really enjoy projects. 

pricing these days for HML is based on experience  No experience pretty expensive  ..so in my mind first few out of the gate I would do this with an equity partner safer and less frustrating than trying to go HML  once you can show a few successful flips under your belt the HML route will be easier and less expensive..

This is rare, so most people will use some reasonable number to account for occasional loss of rent (5%-8-10% is pretty common).

Seems like your COCR would be pretty good especially since there's been Capex and repairs made over the past few years that you probably wouldn't have to do for several years...

I think I can manage doing the property management on my own (and it seems pretty exciting), so that along with the potential for higher ROI is why I’m interested in it.Is it possible to time the real-estate market?

My goal is to pay off the home ASAP because I've been doing the same thing for quite a long time and to say the least pretty burnt out.

I often find the Cities to be pretty helpful and knowledgeable regarding what is possible.

I can't give exact numbers but I know they did pretty well on this one.

@Yousef Samy the cost of staging varies but it's safe to say a couple thousand is pretty standard. 6% realtor commission.