I'm looking around to find some investors to take it from me and just feel a little lost with dispo, i want to make my deals super sweet sugar coated cherry on top for all my investors on my list so what i ask is if you can rip apart this deal for me and make sure i have enough meat on the bone for my investors, below are the statsFirst off address, 1011 Richard Bell Ave Perry FLPurchase price $110,000Seller says the bank is willing to let go of mortgage for $91,000ARV $180,000-$200,000Needs new roof (20 years old) and central ac system went down about a year ago (around 4k for 3 ton ac)Ive been in roofing for about 2 years and im estimating the roof will cost between 18k-20kI take constructive and negative criticism very well and i only want to improve, no opinions are unwelcome i want full scrutiny with this deal please. 

3.8% is a pretty sweet interest rate these days.

In a slow market homes sit and rot, they are on the MLS forever and the longer it sits, the lower the price goes to find the sweet spot for just the perfect buyer.

The minimum hold we tell our clients is 2 years with the sweet spot being 5-7 years depending on the property. 

100% agree with @Collin Hays - find a local manager, preferably one not too large or not too small, I would say 30-90 properties is usually a sweet spot.

If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 5-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

two things I have learned.  1,200 is a sweet spot for demand, and if you do have a large unit of 2,500 get a couple of them zoned for auto. 

There is no fooling the eye when the work is simply not done.Rommel had began to bark at them and was getting territorial, although I should mention that Romy is only about six months old at this point, literally he is a puppy.

The weather is pretty sweet and I can see why so many people are willing to put up with the negatives because of how awesome the weather is.So, having said that, a much more interesting question seems to be Why do people Live in New York?

When you’re done, think about final touches that signal quality: well-placed mudrooms, logical spots for washer/dryer units (maybe near bedrooms for convenience), and closets that don’t feel like afterthoughts.The biggest hurdles I’ve seen often come down to hitting that sweet spot between cost and perceived value.