Right, 12K tax and 2K insurance are just rough numbers so we arrive at price and cap rate.

Nicole Pettis Just a few questions on your process:How are you arriving at your ARV for your 70% calculations?

Simple arithmetic tells us that the DIY will pay more for a property since they have less out of pocket expenses (we will ignore the implicit opportunity costs of their time for simplicity's sake), thus more cash flows to their bottom line and gives them a larger numerator in their ROI calculation, which enables them to have a large denominator (purchase price) to arrive at the same 11% return.

Regardless of approach, how did you arrive at your chosen relationship with debt (or lack-thereof) and what major points did you consider when arriving there?

In as much as the pointed us to the sources of his data and how he arrived at his conclusion, It's still a Personal and Economic Opinion.Goodluck and Happy Investing Guys! 

We are currently building a house in Johns Island for us to live in but am very serious about getting our feet wet in the local markey once we arrive.

It arrives at their house (individual) or place of business (company).

Doing a lot of rehab may delay the sale and at the end, arrive at the same NET price (after costs).I"m leaning towards the more expensive realtor at this point.  

If you believe that the sales price of new items influences the sales price of used items you arrive at the following conclusion.

. :)  You decided that, with a few more paragraphs, you will arrive to understanding how it works.