20 months ago, interest rates were prolly much better which makes sense that the value of the house is down given interest are higher.The thing with low priced properties is that you have to hit close to 1.5% rent to price ratio for the numbers to make sense.The thing is that the cost of rehab, for the most part is the same regardless of how cheap or expensive your property is.Roof replacement isint cheaper because you have a cheaper house.HVAC Replacement isint cheaper because you have a cheaper house.It looks like your appreciation and cash flow are negative.Unless you anticipate them to change, I would sell it.

By taking advantage of the low rates with the VA loan, I have been able to hold a property that cash flows $200 a month.

FINAL NUMBERS:- Projected Costs: $380k ($357k in build cost & $23k in soft costs)- Actual Costs: $389k ($369k in build cost $20k in soft costs)Note: We had very minimal carrying costs because we utilized a CA HELOC with Premier Valley Bank that had a 2.99% introductory interest rate.- Projected Finished Value: $750k- Actual Finish Value: I think between $800-$850k, not sure yet.

These include irregular but inevitable expenses, such as vacancy rate, repairs, maintenance, accounting, insurance, property taxes, and property management.

(As mentioned, it doesn’t matter how long you hold a flip, it’s still regular tax rate, it’s inventory in your real estate selling business, not an investment.)

Locally it's tough to find deals that pencil out right now due to prices and rates, so househacking is a great way to invest in the Twin Cities market. 

Is that really what other investors have for their mortgage rate?

Rates are much more favorable compared to an investment property. 

Average occupancy rates for Ashford & Packwood are around 60-68%.

Also, cap rates are so low it's impossible to BRRRR.I have a big advantage in LA area because I have a contractor partner who can build at cost, however, I am wondering if there is any interesting markets 1-2 hours from Los Angeles that can be more realistic to start.Would love to start with a project under 1M.