You won't get much return out of itOn a high level view, the number is below: Deposit -5000 HUD Purchase price -71945.54 rehab -34655.03 selling cost -5000 Final Price -116600.57 selling price 125000 Potential Profit 8399.43As you can see. the number is very tight.

We've put down 2 layers of 1" XPS insulation covered with 3/4" T&G plywood.20-25K might be a tight budget depending on what work needs to be done to the slab.

Ideally you want to be all in with purchase, rehab, and financing at least 10-15% (in a tight market) below the ARV.

For many your numbers are too "tight" so they become out of state investors!

The market is tight in West Seattle and buyers will likely take it all into account.

Otherwise those numbers are to tight.

This seems tight for a fix and flip, but he's interested in it as a rehab and hold.

Those are some tight numbers for what the owner still owns on the property.

Due to the fact they missed the mailing deadline, they need to provide you with the full return of your security deposit. 

I also recommend you find an agent that is familiar with 1031s as there are very strict deadlines that need to be followed.