That sounds way too low.My biggest issue here is that I don't think your ARV is accurate.

Get your property appraised by your own source.2. 

I'm also a flipper myself, so I'm constantly on the lookout for good deals no matter the source.

We have a queen in one bedroom (that’s the biggest that will fit), a twin in the second and a full pullout in the living room.

Destruction of property would be my biggest red flag. 

It can be a fellow investor, your parents, your friend or a private money source and so on.

The CoC for me isn’t the biggest deal though I know for me I want to have a higher CoC then my loan interest rate is, makes me feel like I’m getting somewhat ahead.  

I do not recommend this to novice landlords, it is definatly not a business practice suited to all landlords for obvious reasons.My biggest problem, specific to my rent controlled market, is that they always stay too long.

Recently, I have had a significant upswing in demand in my market(I build and flip homes outside the metros in AZ) and I no longer can get by on just the same sources of cash I’ve used over the last few years.

I anticipate being off in just about every area but know that I am particularly struggling with the cost of estimating the rehab (even just ballparking it) as well the financial aspect of coming from an initial source of capital (i.e. a hard money loan) and transitioning to a lower interest amortized one.Thanks in advance, can't wait to see everyone tear it apart!