Here's the breakdown:Purchased with cash: $167,000Title closing fees: $2,107Misc expenses (paint, cleaning, repairs): ~$2,000Credit to my condo account from association rent: ~$1500 (This was an amazing surprise)Monthly interest: $166.67 (Nice perk of a family investor!)

Bad smells, needs new paint.. no big deal and easy/cheap to fix.

Keeping in mind that I am fine with new paint and carpet or minor repairs but I am not comfortable rehabbing an entire house. 

every project is different and will take different lengths of time. i will tell you that most rehabs with a kitchen and bath, full paint job and flooring will run past 2 months. its waiting for the contractors if they show, inspections, weather, material deliveries etc.

However, since a significant portion of the income went into improvements on the property (hardwood floor, paint, new decks, new kitchen, etc), my fear is that when I turn in my tax return, it will look like I make less money because of the improvements.  

The analysis is based on getting just under a 20% discount off list or $120K.The property currently only has 1 tentant and will need about $4000 per unit to paint, update the kitchen and re-tile the bathrooms.

Offered close to list price with a LOT of seller concessions to give me the cash to replace windows, refinish floors & paint throughout.

Besides this the home will need  a total of eight (8) new exterior windows, deep cleaning, paint, new overhead fans and light fixtures. 

Now, no RE License so I need an Agent that works for or has worked with Real Estate Investors, and a Contractor with crew who specializes in almost everything, I am also going to do some of the work, I have some skills I can put on the table such as Gyping, Decking, Drywall and Painting (old school style, no paint gun lol).

Just needs updated floors; interior/exterior paint with update cabinetry estimate repairs to run 15 -20k; Seller has agreed to a 335k sale; Price per square foot 227 sq footComparables:Property #1: 3/2; 1293 square feet; .1 mi frm subject property; Property was rebabbed; nice curb appealSold as a REO back in 7/17 for 336k; rehabbed now in escrow at 400k; DOM 9 days; Price per square foot @ escrow price: $309/sq ftProperty #2: 3/2; 1694 square feet; .1 mi from subject property; Remodelled kitchen with average curb appealRetail sale: list price $394,900; Sold at $395,000 on 8/15/2017; DOM 2 days; Escrow 30 days; Price per square foot 232.90Property #3: 3/2; 1893 square feet; .1 mi from subject property; comparable in condition to subject propertyRetail sale; List Price 379,999;  Sold at $380,000 on 8/23/17; DOM: 25 days Escrow: 30 days; Price per square foot 200.74Thoughts on arrving at ARV?