Starting in this third year, after the refinance, I would make $2032 a year after all expenses, which would amount to ~20% ROI based on the $10,000 paid to the seller and ~9.2% ROI based on the full $22,000 put in (including repairs and money lost in the first year).

I am also a member of my local REIA.I hold an MBA and I have been a self-employed full-time digital marketing consultant for 15 years and real estate is only a part-time occupation for me, although lately, it seems to be consuming more and more of my time.

I do a lot of full gut rehabs. 

The yard is full of car parts and furniture (or I like to think of it as potential). 

This should take only 60-90 days for the full reno unless I am missing something.

They don’t work full-time in real estate, and focus most of their attention on existing profitable businesses.Real estate investors who rely on other businesses for their livelihood must be careful not to become obsessed with real estate.

If I speak to a realtor in Dallas aren't I essentially paying full market price as opposed to getting something from a foreclosure auction that needs rehab 

Full Disclosure: I am a seed investor in REMINE.

She doesn't specifically have to have a full time rentor - it could be rented as a vacation rental. 

Lakewood has a lot of doubles, but $100k is low for that area unless you get a full gut.