Borrowers from participating FHA-approved lenders are eligible for 100 percent financing, including closing costs; Making insurance available for both mortgages and home rehabilitation – HUD's Section 203(k) loan program enables those who have lost their homes to finance the purchase or refinance of a house along with its repair through a single mortgage.

Market was at $1200.I managed to rent out the vacant unit at $1300 including $100 water garbage sewer.Starting this September, i increased the old tenant's rent to $1025 including $100 water garbage sewer.

Yes, Notes pay for everything for me, including some debt.

Additionally, I did not see you include any Holding or closing costs in your data.  

@Corey Collins, in your example of ARV = $170k (which is determined by your Refi Lender's appraisal), your ALL-IN cost (including rehab) should be no more than $119k, because you can't count on getting higher than a 70% REALISTIC Refi.eg.

You may be able to charge some of it back to the Tenant by having a flat fee for the water/sewer/garbage that is most likely included in the HOA fee. 

I write the contract up for the off-market seller and include the commission to buyer on there.

I don't know the Austin market, but I would make sure you are posting everywhere: Zillow, craigslist (make sure to repost constantly to "bump" the post to the top of the search) and include LOTS of pictures AND a listed price.

The seller has done 90% of the reno work on the property including all HVAC, roof, and some foundation work.

It includes land and homes.