I am trying to be kind and fair but l feel like the are taking advantage of me.  

They know who the good guys are.Don't feel bad, I started out with a fairly high end brand new house where the builder was foreclosed on.  

I saw one flipper who did two flips fairly recently...one Im almost positive they lost money, and the other they may have as well (or barely turned a profit) because they did not know how to properly determine their ARV.

@Kimberly MillerHi Kim,I don't think there is any less competition (prices are just lower but they usually need a fairly major amount of work)  for a fixer upper as I have lost out on 2 properties in multiple offer situations in the past month so evidently there's a lot of competition at the high and at the low prices-LOL

[I like Lima One's loan products for its low loan amount but the rate is fairly high when you finally get it weeks into the transaction and process pretty slow so this new lender was a great find. ]  I am happy to share the lender's info- DM me if interested.  

Without going through appraisal techniques, you can expect a fair option price the go between 25-75 % of the expected increases.

I bought a duplex to house hack and found out fairly late in process that it was section 8 tenants.

However, PVC can break fairly easily so PEX has generally replaced it for supply lines."

Enjoy the fruits of your labor today, exit as the market is high and demand is high, reinvent your strategy, turnkey as a lifestyle is something you will soon be able to capture, seems that you may be leaning in this direction fairly strong.You need to calculate your risk and rewards, you time saved, your ability to maximize your current exposure and define if the risk model is greater or lesser.

And if so, any suggestions on what volume or dollar amount this would logically take effect and still be fair to all of us?