My feedback: - the AZ market is really competitive and margins here are very compressed compared to other parts of the country and compared to bigger pockets rules of thumb  - Through common modes of acquisition (MLS, agents, wholesale emails), you will not find much better margin than this in our market.  

Due to being in a semi-save-mode I am going to house-hack and roll renovation costs into my loan giving me the favorable cashflow without putting the reno money upfront.

With the model I feel I have made assumptions on the weak side and that the true payout would be closer to 12% for the investor.Before I try raising capital and pursuing the plan I would like to see what folks in this world think of the idea.  

Whether you have 20k or 200k you can do the same things.My preferred mode of investing is 100% financing, or as close to it as possible.

Does anything besides the first mortgage and property taxes survive the foreclosure process.

Most markets are seeing flat growth, big boxes are becoming smaller, office building demand is weak, mom and pops are going away, or gone....and only the strong are surviving.

The house is listed at close to $80k, but I am planning on making a $75k or maybe even $70k offer.Using my own spreadsheet model, I came up with some figures.

To me, the low end is strictly for cash flow and 100 to 200 a month doesn't seem like much cash flow for the headache and lack of an upside.But the seller financing is appealing.btw: If you're in Houston, you could probably look at a hard money lender and try to get in to some more houses that fit your current model with little to no money down provided you buy them right.If it were me, I'd stick with your current model. I

Thanks Bao H. for being a part of it and surviving through the awkwardness!

I'm a partner in a successful TK company here in Indy, and we would not survive if this were a fact.