The finished product looks amazing!

Pricing a home is an art, looking and comparable homes, share footage, age, location and finishes all within a certain area and time frame.

Worse case, the eviction process finishes and they get kicked out.As far as dealing with your client - this sounds like a "lead a horse to the water but can't make him drink" type situation.

The best properties for this are "cosmetic fixers" where the "bones" are in good shape (structure, plumbing, electric, all the important stuff that is not readily visible unless you look close), yet it is a cosmetic wreck; dated finishes, dirty, smelly, ugly, hideous paint colors, etc.

Also I paid them 400 for fixing parts on some steam radiatorsThe guys finish up and I pay them their money as everything works, a week later I notice that the radiators aren't heating but the main pipes that run up the wall are boiling hot. 

I am finished with a Rental Ready, all repaired house for $160K. which aligns with all the comp houses South of Gandy Blvd.

Glad we finished and glad I don't own that house anymore.. the risk of power outage & sump not a good combo. 

I'm not sure if she has finished the mortgage or not.

its all about velocity.and with the competition a good profit these days is in a lot of areas 10 to 20k per deal.so to make any real money you need to be closing 2 to 3 a month on the retail side.you must also prime the pump.. as the time to start to finish is 4 months if your very very goodto 6 to 9 if its a big job... so to get that monthly volume up and running as  a flipper..you need 6 months of inventory before you make a pay day... so that 12 to 18 homes bought and under construction ( this is the guys you know that do 40 a year or more).

I was able to work while in school and pay over 15k of my loans off in 2 years while In school, as well as finishing a double major in business management and accounting before 21.