2% is very easily done in Spring Hill....Just do something like  4374 ORIOLE AVE  .    

It could easily triple.

I went in feeling very confident and easily passed.

A rehab of $90K can easily become $110K or $120K.

as well, not getting something that is unique per se, but can be easily sold to another person or rented out quickly5.  

That way people can get in the house easily and will linger inside during showings since its nice and warm.Lastly and probably most important is do your homework when selecting your listing agent.

And if I'm not lazy and spend tons of time marketing I'm sure 3 or more deals a month is easily achievable ... 

When we purchase a 120K property here, it will received full gut (studs out as you say) and when Humpy-Dumpty gets put together again, it will be with modern insulation levels, air sealing, Energy Star (tier II or III) Windows and Doors, LED lighting,    Since we are buy-n-hold types, if we sacrifice anything  due to budget constraints it will be trim level - something we can easily change later.We are at the painting stage of a full-gut, deep energy retrofit of a 1100 ft^2, 2-story attached unit {fire coded common wall} and are heating the entire unit with one 2000W electric baseboard at the moment (heat pump will not be commissioned until trim is complete).

I have a spreadsheet that uses the same formula but rearranged to determine my max purchase price for a desired profit.

Concrete floor on that could easily be stained to look great out in the open!