My costs tend to be much lower than most given our volumes but it at least will give you a barometer.  5k on plumbing sheet rock and 15k as worst case on mold remediation as a sight unseen ball park and you are under 20k worst case.   

FHA is great if you're going to owner occupy 2-4 unit, but conventional 5% wins on SF-- the mortgage insurance cost is lower and easier to remove.

I have flipped over 35 lower end properties, but hesitate going to high in Naples and Ft.

I am assuming that you are referring to the fact that as a house flipper you will be paying ordinary income rates rather than the lower capital gains tax rates.I suppose you can look at this as a penalty, but I wouldn't look at it that way. 

The loan balance on some of the pre-foreclosure leads were way lower than the home value.

There is a very well known team, top in units sold in Omaha, that adds 1,000 but they often lower their listing commission. 

There is a high demand for rentals in B areas, but the entry point is much lower for you.Good luck!

It would lower you P&I payment a little more.Hope this helps.

There are limits to going lower and any of that money that isn't spent on property will be taxed (called the boot).Things get tricky when you do combos as an option, then you run into limits of how much they can be worth etc etc.

I believe that the flips in the lower price ranges go fast, but now you are getting into a higher grade of property which might see some softening moving forward.