.- Repairs for flip estimated at $37-$44k (foundation, cosmetic, flooring, windows, doors, bathrooms/kitchen, etc.).

I want to add a small kitchen to it and rent both as separate units.

I use all oak flooring, no carpet, modern kitchens think Ikea style, etc.

Plumbing inspection in kitchen/bathroom to eliminate any potential water issues. 

The new government opened up big field kitchens and everyone was fed.

it needs a kitchen sink, kitchen cabinets, some areas painted, 2 interior doors, laminate flooring replaced in bathroom, new toilet, new bathroom vanity, new shower door.

Paint inside, and out, they've painted on the brick exterior and the new shed I put in just for them, they've ruined the carpet/vinyl and decided to rip it out thus they've stained up the hardwood floors, the kitchen and new appliances are toast, busted a new window, torn out and lost new screens, the bathroom WAS new, they've ran a leaking clothes washer and soaked the floor which is probably ruined, that leak has gone into the heating duct work and has pulled away from the furnace, they tore off every down spout which has resulted in what used to be a bone dry crawl space being wet, I cut the yard yesterday(when I saw all this), and they are three weeks behind on rent.Human trash is being kind...

It works well, I've used it on kitchen sinks where I had lousy help as well.

I estimated 15K in flooring, paint (exterior and interior) new kitchen, bathroom tile and landscaping.

Needs a kitchen sinkThe ARV is 69,500 I would like 6K off of this deal, since I’m splitting the assignment fee with another wholesaler that has the buyer ready to go.ARV*65% - assignement($6000)- repairs(which I have no clue what they should be)= Offer to sellerWhen I talked to the seller initally she said the lowest she could go would be 35K, but after seeing the house that number has to drop.thanks for the help guys!