Are you actually living in Cincy?

Here are some reasons in my mind:1.

Really need the actuals and put the numbers through stress tests. 

Most BRRR investors in these forums equate return of capital as a success which is is not indicative of actually realizing a gain, especially in low barrier markets.

All my portfolio is actually in Sugar Land, Katy, Cypress and Spring. 

Thanks Bill, I actually got a better rate on insurance , and rents will go up slightly.

I think these details definitely cement the viability of a fix-and-flip product - given your history / plan for the project, it could look like a 10% down situation if that's reasonable for you financially.

Ask if the person you are dealing with is actually the one who is listed on the contract as the buyer, or an LLC of their's.  

You see, the property is not actually mine; it belongs to a good friend and his wife.

Now, there's no reason you can't dominate this niche.