@Joe S.If it a property that appreciates, then use the nett loss from that to reduce any taxable income from the rest of your portfolio.

Keep in mind, if a seller is willing to reduce the list price by even one dollar, then they’ll just as easily credit that dollar towards the buyer’s closing costs as they still net the same.

If you watch the new listing they are either overpriced and end up being reduced over time or they stay on the market for long periods of time because of significant issues.

I question whether you will make more money by charging for laundry, because it reduces the rent value of the unit.

An increase in the discount rate from 7 percent to 13 percent would reduce the NPV Investment strategy.

It has reduced commissions, it's less than retail, no off market time for the seller, and the investor (buyer) already has a tenant with a lease agreement and property management in place. 

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Find a broker who collects a set transaction fee or takes a reduced split if it's for your personal homes. 

I would try to find someone to do it on a gross rent level with a reduced lease up commission fee

In the end you then have an over remodeled flip in cost with reduced returns on resale.You might want to look up J Scott on here 123flip.com   He used to do a lot of rehab flips in ATL. 19 days in is not a lot of time for that price point.