Market was at $1200.I managed to rent out the vacant unit at $1300 including $100 water garbage sewer.Starting this September, i increased the old tenant's rent to $1025 including $100 water garbage sewer.

Yes, Notes pay for everything for me, including some debt.

Additionally, I did not see you include any Holding or closing costs in your data.  

@Corey Collins, in your example of ARV = $170k (which is determined by your Refi Lender's appraisal), your ALL-IN cost (including rehab) should be no more than $119k, because you can't count on getting higher than a 70% REALISTIC Refi.eg.

You may be able to charge some of it back to the Tenant by having a flat fee for the water/sewer/garbage that is most likely included in the HOA fee. 

I write the contract up for the off-market seller and include the commission to buyer on there.

I don't know the Austin market, but I would make sure you are posting everywhere: Zillow, craigslist (make sure to repost constantly to "bump" the post to the top of the search) and include LOTS of pictures AND a listed price.

The seller has done 90% of the reno work on the property including all HVAC, roof, and some foundation work.

It includes land and homes. 

All cash Joshua Saunders, with land parcels included in the deal that we can sell down the road or now, connected empty parcels to be more specific, with separate addresses.