So I'm thinking of using a hard money lender and I figured out the following: If I purchase a home for $100,000 (just for round numbers) I'd have to sell this home for approximately $147,000 in order to make a profit, pre-tax of $10,000.Now I'm assuming the following: 5 months from purchase to sale$100,000 purchase price$15,000 rehab costs$3,990 points$5,400 monthly interest-only payments$6,500 approximate closing costs on both ends of the transactionThis comes out to $130,890 but I'm assuming I would have commissions to pay as well.Please tell me where I'm going wrong, if I am.

ok but what could go wrong that I would need to know about?

If you can then the real break even point is further out in the future.Like most things there is not necessarily a right or wrong answer.

Am I barking up the wrong tree and we should be subdividing the way he originally planned?

I think it will serve you better and save you if something goes wrong.

All that said there is nothing wrong with calling the county to see if you can get more info.

I pay them 1/24th of their $8,000 ($333.33) and 1/12th of the $800 ($66.66) a month but to make it easy I would just pay them $400 a month for 24 months.Is there something wrong with this offer? 

I guess the processes of getting the deals thru to closing.or maybe just the fear of doing something wrong.

Because my direction was totally wrong. 

I wont even go into detail here as to why I would never go to real estate jail lol, but with that being said I am sure for everything 1 thing I am doing right there are 2 things I'm doing wrong.