I have talked to a number of realtors in my area and these are selling well.Purchase lot $31,000Plumbing $15,200Electrical $10,600Concrete $15,800Dry Wall $12,760Flooring $4,000HVAC $16,158Lumber and cabinet package $66,976Driveway $3,200Landscaping $1,200Realtor fees when selling $13,000Bank fees and interest $4,100Building permit $1,700Labor to build - Paid to my construction company $36,750Total cost $234,344Going with recent history of what others are selling for in the area it looks like it should sell for a minimum of $250,000 possibly closer to $265,000.

He doesn't even live in our neck of the woods - closer to you in fact - so the only contact has been through email or over the phone.

I'm looking for a GC local to Seattle (the closer to Ballard, the better). 

I actually work downtown, closer to the Pearl Brewery south of Alamo Heights so the neighborhoods you mentioned would be perfect! 

A hard money lender will be closer to 10% or more with some hefty points up front.  

Refi the property and continue with my investing, or just wait and save for another year or so to find a better property closer to philadelphia that actually would make sense on paper. 

Although a lot of agents would not agree with what I do but I have about a 30-40% close rate on my cold calls to FSBO's.

But personally, I flip houses so that I can earn at least $300/hour (and hopefully closer to $500/hour). 

The mortgage balance is actually closer to like $470 or $480K.

I will not buy something unless it's got a minimum 15% net cap but ideally closer to 20%.