Just helpful criticism.The deal is a little light on the cash return at 8% but not bad.

You could leverage that and purchase a 1 million dollar property, or if you are accredited you could invest that passively with a syndication and probably see a 12- 15% return. 

If your skill set is fairly well developed, and you understand creative finance, then making 10% is a terrible return. 

I don't know if you could make enough profit and still have enough to make the investor's risk verse return worth it.

I use them for insurance and have been happy with the service, but hear they can be slow to close during the home-buying process.Are there any neighborhoods i should be focusing on to maximize returns?

You can meet with them one on one or reach out and offer help in return of them assisting you.

SmartLand for some reason don’t return me a phone call and email.

This is an INFINITE return on your money :) and you don't have to wait 7 months.

So I’ll be needing at least 1.3% or more returns.

If this is your first rehab it may be enough of a return on your money to have gotten the education and experience of a successful flip!