Especially when you are flipping (and not holding) there really is no way to give a concrete answer.But to give you an idea why it depends on so much...It depends on location (2 reasons).First reason, if all the houses in your area have granite countertops, central AC, yada yada yada, you need to include them too.An other reason it depends on location, believe it or not contractors are more expensive in those fancy people neighborhoods.

I like to organize my monthly expenses a certain way to make it easier for my tax guy, so I just review each monthly report the PM sends and if there's a repair charge, I add that amount to my spreadsheet (and so on).

Best option may be to organize yourself as a business and look at business lines of credit.

Now the area is an older part of Dallas, but it's a safe area and the neighborhood is full of similar 4plexes and all seem to be in B class shape from the outside.

PM me the neighborhood details. 

Disclose it.It may seem you are sabotaging your sale by telling the buyers negative things about the house and the neighborhood, but you are actually protecting yourself from costly litigation in the future.If you have any questions about disclosure requirements in our state, please ask.

@Melissa Gittens Hello Melissa, focus on vacants you can drive for dollars, crush your neighborhood and surrounding ones.

However if the units are located in a bad neighborhood you will either net less money and/or have more work managing the asset and the tenant base.

I'm not a whole saler myself but I deal with a couple of them and the biggest issue I always run into is they either don't know the neighborhood, arv, or the cost of estimating rehabs. 

Besides welding I also  besides welding, I am also a in organic farmer.