Mortgage liens are generally junior to government liens, therefore, additional diligence is necessary to ensure that those liens are not on title or that you are accounting for additional costs when purchasing the property.

I need to sell to investor at 75% of ARV (Purchase price+rehab) in this particular area. 2. 

The problem is that I live in California (which is cost prohibitive for me currently to "buy local") and must rely on remote management that is local to the investment area. 

I'd start by having a realtor walk through it with you and determine how much things would cost to do and what it would add to the value of the home. 

This forum is mostly for the BRRRR method - how to rehab, calculating, stuff like that.  

I'm leaving out deductions for closing costs, maintenance, repairs etc.Say I buy a house for $300k, land value is $100k.

I would not paint because it increases maintenance costs.

Many rehabs in my market do not use a GC and are owner builder permits   I just completed my most costly unit rehab.  

Maybe Alabama cost will flourish soon.

They are rentals that are both cash flowing and under lease until next May, at which point I plan to rehab and resale.