I could make money 20 times faster when I do direct investment rather than syndication.These days actual syndication only gives 9-13% IRR max with potential of being wiped out completely 1:4 prior to covid and it's now 2:6/7 approximately after covid.not worth it in my opinion but that's my analysis but i do have lot of edge in what i do directly.

I've also seen public record show a higher sqft than what's actually there.

We had the right to cure and I had worked out a deal with BOA to service the the first as a Junior in possession.. 

This allows you to adjust your budget as you go, based on actual costs incurred in earlier stages.Given the specifics of the property and the ARV, your $60k estimate might be in the ballpark, but it's essential to validate this with as much local input and professional advice as you can gather.

I actually live more towards Cincinnati than I do SE Ohio.

They are actually on the nicer end of anything else in the area.

I have been striking out in underwriting with 30 yr fixed rates, the math just isn't working out for me to make any cash flow and the debt service monthly expense is wiping out any NOI and thus my yield. 

Even if your agent is experienced in estimating rehab costs, definitely get a few contractor estimates since that is what you would actually pay.

I actually found a meet up here in Charlotte on the 16th I’m going to.

My opinion is to not engage a GC, but rather work directly with any service providers that are needed for certain tasks.