Our original renovation budget was $40,000 but we ended up coming in closer to $45,000 after some unforeseen electrical and plumbing issues along with other scope changes regarding the large living room off the back of the house.

There is not really a "best" niche my good feller.If you are a good planner, and you can organize a crew and set deadlines and stay within budget... flipping would be good for you.If you are a good sales person, you will be really good at wholesaling.What are your strengths, what are your weaknesses... your best niche depends on that.

Budget for initial repairs.

My goal would be to put a 3.5% down payment and then use the remainder of my funds from the sale of my current house to fund my renovation budget in which I would convert the 2/1 into a 3/2 on each side.

How many units are you looking for and what is your budget/projected return?

I've read time and again the street a property resides on is one of if not *the* most important factors when valuing a home.Why then, even entertain the deal?

So, with the GOE and the capital that I had saved of my own from hustles I've done to controlling my budget and being frugal, I still did not have enough for a down payment I felt was adequate to give me a mortgage I was comfortable with monthly.

I purchased with it in mind to build a small, low budget house for my dad to live in and maybe rent later.

I'm not losing anything if I get $800, but I'd have to pull back my construction budget some which I'd prefer not to do.  

Hey John,  actually i made several transactions in Detroit under 80K before ARV, cuz of it i thought it possible.i checked a liitle and the south side not what im looking for (high crime rate and under the working class)however, with budget until 120K-150K before ARV, more or less, what areas of working class by north side do you recommend from your experience?