It's expensive, but this might be the time to tap those "get cash fast" offers from your credit cards.

Cash. 

Lori will bonus her  send her a very NICE X mas gift etc etc..

Purchase price: $65,000 Cash invested: $65,000 Sale price: $225,000 Property was in a desirable location and had a great floor plan to work with.

. $250K is a reasonable amount to cash flow here on a quality asset. 

I know Cash on Cash return is not the only important metric you should be looking at but for the sake of a simple answer what are you getting?

You mentioned cash flow in your comment.

I've been sucked in lately, and been learning all I can; I'm 21 currently, with a goal to own 5 cash-flowing rentals by the time I'm 30.

I think cash flow is going to be tough right now on LTR anywhere so I'm looking at appreciation. 

.- Adjusted Purchase Price/ Max Bid: $210,840.80- I start with the 1% rule (thus why I start the analysis by looking at rent) and then adjust the price based on the potential pay-out from a cash-out refi and equity position on the property- more on this in a second. - Potential Investor payout (15%): $242,466 - Rehab total: $76,480.00- I just used $40/ sqft for an estimate.