Then subtract this basis from your net sales price (contract minus closing costs). 

Purchase price: $320,000 Cash invested: $55,000 Sale price: $320,000 Helped House hack for a cient of mine.

if you own the land free and clear there are options for financing with no upfront cost with closing costs and initial draw coming from the land 

and not have the sale subject to it ?? 

Purchase price: $110,000 Cash invested: $87,000 Sale price: $267,000 Partner Driven, in collaboration with Emmanuel and Angela Stanfildis, completed a successful fix-and-flip on Camden Ave, Portsmouth, VA.

That sounds like a sales line. 

Seems like when Hawaii opened back up there was a huge temporary surge in demand which helped drive prices way up, and prices have stayed up even as demand has normalized.I keep pretty close tabs on prices in Lahaina as we love it there and anecdotally it seems like prices have started coming down there a bit. 

Figured we could try to negotiate lot premiums, design incentives and closing cost incentives ourself. 

If two people own a property ( they are both on the deed ) and they put the property up for sale.

I have a home that I bought for 600K+ about 38K closing costs, interest 2.875%, I've owned it 3 years and owe 220K on it.