I have studied the numbers and other factors but would really like to hear your opinion and suggestions about these markets. 

I haven't done any flips yet, but it seems to me it depends on a lot of factors.

The electrical may not have been known in advance, but they could look at the roof and know it needs to be replaced shortly and should have factored that into their offer price. 

Appraisals on homes take into account many factors when using sales comparables ... size / square footage is definitely one of the most important 

Appraisers do look at the market history, amongst other factors to determine market value.

This was paid off several times & the last guy put in a $15k kitchen, complete with granite counter tops, all new hardwood flooring, some appliances & due to his business failing, separation/divorce & just giving up we took it back & paid the current tax arrears of $4k.There will be many opportunities & cash will be the deciding factor, in fact this week we agreed to HML/finance a foreclosure for a fellow investor. 3 rental properties on 16 acres for the asking price of $59k, CASH.

Also, factor in any fix-up work you need to do to the inside and outside of the home.

@Kevin Kim What I see and experience is that single-family with ADU is a better investment vs 2 to 4 units as far as ROI and other factors (tenant quality, location, maintenance, etc).

Once you factor in closing and the cost of roof and A/C whats your cap rate?

I know it depends on the individual /family MAGI, but what is the limit, slabs and does any other factors involve here ?