looking for gross margin on flips, Brrr’s, price point pretty irrelevant. 

lol we thinks the same ....there was a deal of century dec 2022 a 3/1 for only 950k...i didn't get it lol FWIW he's also very concerned so unless he can find some serious margins, he's gonna park the cash too.

You are probably better will serve to invest in the Chicagoland market particularly on the southside where your cash flow margins and cap Rates are higher much higher.

Assuming their marginal tax rate is higher than that, they gain tax arbitrage, plus the time value of money. 

When I use HELOC, margin, etc. rather than a loan that leverages the value of the asset, I expect a significantly greater return on that money. 

Likely a retail mortgage lender with extremely high margins.

We all have our margins, our exclusive costs and our profit/overhead.

or Do you think its too much of a hassle and not enough profit margins for a property to give net positive gains and possible house appreciation?

Unfortunately most of the turn key programs are geared towards these lower barrier neighborhoods because the margins are low and the low barrier neighborhoods are where the turn key providers can generate necessary scale so be mindful of this when you are conducting your diligence. 

Those are the key figures that have the most margin for error.