What also factors into the equation is if you have a prepayment penalty on your HML - that could throw the math off making it more worth while to hold onto the HML for a certain period of time.

Any of these are potential red flags.Don't allow financing or a finance contingency (it can be a good indication they are selling above market value)Don't allow for your own independent property inspectionAre not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors)Require you to pay for any renovation upfrontSell only in cheap. low end neighborhoodsDon't accurately represent the neighborhood/property classificationDon't have consistent rehab standards for all propertiesDon't provide a scope of work for the propertyCan't provide references of repeat investorsRequire you to close before a tenant is in place

I'm going to put a "conservative" est. for $12,000 for piers into my numbers, although the points made above about other settling issues including plumbing are very helpful to factor in as well!

The key factor here is the velocity behind your capital.

ThanksCosts will depend on many factors.

Make sure you can make a case for the projections that you are making and be sure to include realistic vacancy factors and rents.

I don't factor in rent increases or inflation really. 

@Clarence Johnson300k is factoring in another private loan we had taken out that we are paying back with the sale.

Given this area and the amount of tourism that it has, it would be a great idea to duplicate what you already know is successful.Having it next door is a hug convenience factor for you and your cleaners.

Cash flow and Cash on Cash return were my main deciding factors.