If you are flipping at the top of the market and the property is between 1000-1500 SQFT, retail construction in our area would be anywhere from 35k on the very low end to 60k pending where it is located. 

Work on building systems that will allow you to scale by having other people take over the low value tasks that you're having to do now.2.

If you do it now, you'll lock in a low rate for as long as you have the loan. 

A house hack or live in flip are both low barrier to entry options to get your first deal under your belt 😎

In order to get the ARV, what if the only comps you find all needed work to be done and all of them were in a bad condition so they sold at a low price, then how do you figure out the ARV of your property?

Instead  of the term "first time home buyer" it is more so "low money down loan" meaning you can mortgage property with little or no money down if you plan to owner occupy it.  

That's way too much unless you basically re-build the whole thing.Second, even with a basement unit, the cap is way too low for 1.3M, especially you are putting 480K cash in reno. 

I know I could try to low ball the offers but it seems pretty consistent in many areas.

I THINK this property will appreciate significantly with what is going on in the neighborhood, but even if it doesn't, I'm confident I can have it rented or sell with a low chance the value dipping below what I paid.I'm not trying to aggressively expand right now...

My husband are new to the game and have an opportunity to buy a neighbors house at a low cost.