I'm not sure if any of that info (sqft, bed/bath) is tied to the title or anything or if the realtors just create the MLS listing based on the visual of the house having 2 bath. 

If the answer is whatever the market will bear.... there is still a typical expectation based upon your track record.Thanks.

In Texas and other humid places it's probably a must and I would budget adding it in 5-10K based on property size.

For example, someone calls in and you chat with them to find that they may not be interested in selling right then at your price for whatever reason, however over the next several months their motivation may change so a follow-up system should most certainly be in place to touch base with them again and again.On top of that, be sure you are finding 'why' they called in the first place because your main goal should be to solve their problem before all else as this will inevitably lead to closing deals.

NOVA is a great area with a solid tenant base and great employment numbers for obvious reasons.  

Plus everything is based on the cap rate and noi.

Any recommendations based on experience?

Any advice, based on your experience is appreciated.  

@Marcel Pean That formula is a base line. 

BRRRR is based on cash flow and you should be fine during a market crash.5) BRRRR requires less rehab.