For example:  The sales price is $120,000 the rehab is $30K and the after improved value is $210,000.  

I want the sale to not just go on price.

So I was checking out the Sheriff's sale list in Philadelphia I see a few Pro's and Con's about going this route.

Purchase price: $65,000 Cash invested: $13,200 Sale price: $65,000 A duplex that rents for $415 upstairs, and $625 downstairs.

So yes, it makes sense that someone who doesn't understand the basics of cash flow to have an emotional reaction to it because they don't see the very first cash flow as negative.Once you get the understanding of the basic of Cash Flow, you then understand the only way to really know your Investment is to sum up all the future cash flows.So the very first Cash Flow is Negative.The remaining cash flows before the Sale is either positive or negative, depending on the rents minus the expenses and the debt service.And the LAST cash flow is almost ALWAYS positive unless you become underwater with your mortgage.Given that, you can easily put together a list of cash flows and then the calculations of the IRR is so simple, it makes you wonder why the Majority of Investors really don't do it.

Question 2: When running the numbers on analyzing a property with a BRRRR investment, do you do so in regards to the sales price that's listed, or the aimed price you are looking to purchase the property for?

I felt that they were more in it for them on the return and just trying to make a sale, rather then keeping the customers needs a priority.

The owner had the property listed for sale earlier this year for 42k.

@Heather Wingenbach While going fsbo Seems like she might save money, it’s generally not so.  80-90% of the buyers out there will never know the property is for sale.  

I have conservatively valued and suggested a sale price of $160K-$165K based on increased values the past 3 years coupled with the challenging location and current condition.