What are finishes going to be? Are

With potential profit margins that small you should take a long hard look at what rehab costs are going to be. Are

Just go for it, especially if your boss will bear the expense.

Good call bearing with the 75 year old who is tech-averse. 

You'll also realize higher returns in lower-class neighborhoods, but bear the risk of theft, damages, etc.The more value you bring to a community, the more return you will receive.

Your OpEx have no bearing on the number.I agree with @Brad Bellstedt that GRM isn't very important.

So it seems that the buyer bears all the risk of rising interest rates.

But that is me and how I valued my time when I was flipping with outside investors.I revert back to my initial comment, that if you goal is to grow, offering up a structure that allows you to do that may be a bigger priority, but scaling up means more work, and since you seem to be bearing the brunt of the work, I would make sure you are gaining the financial incentives for your work.

What you described as a reason to not enter the market now (or anytime for that matter) has no bearing if you understand how money works, and what true cost is to the investor. 

Might not seem to be the best terms in the world, however you have to bear in mind that my loan origination fee was less than 100 dollars as opposed to 5k-10k through a lender, there are very few questions asked, relationships are what count.