They are single family homes, 3 Bed/2Bath foreclosures, sale prices ranging from $20-28K and requiring $8-12k in rehab, in neighborhoods with comparable houses currently going for $65-90k.

Lowest cash deal was $45k for a bigger house with an additional bed/bath.

Property is a 2 flat total of 5 beds 2 baths, but has a unfinshed garden apartment below grade. after rehab rental income would be $2200 if garden unit is converted. total debt service is $900. annual rent of $26,400 -debt service $10,800=$15,600.

Property is a 2 flat total of 5 beds 2 baths, but has a unfinshed garden apartment below grade. after rehab rental income would be $2200 if garden unit is converted. total debt service is $900. annual rent of $26,400 -debt service $10,800=$15,600.

As I mentioned before I have under contract a 3 bed 1 bath home.

My last rehab cost me about 3500, for a 5 bath 2 bed house.

Stick to within 6 months, if possible, and no more than 1 year old unless ABSOLUTELY necessary.Find houses that are the same style, built in relatively the same time period, have similar features (garages, porches, decks, etc), are similar in size, are similar in number of beds/baths, etc.Adding MLS rules won't necessarily help you find better comps...finding comps is as much an art as a science, and it requires more digging (looking at pictures, figuring out external circumstances, reviewing DOM and price drops, etc) than just plugging in an MLS search.

She had working sink faucets over her bed.

I won't get out of bed in the morning for anything less than $20k on a rehab flip, but I work and live in a higher value area of CA so that is a bare bones minimum I expect to make on a deal.One poster suggested some input on some guidelines and here is what I would suggest, again, these are guidelines not hard fast rules:Shoot for a 20% or better cash on cash return - Example, if you invest $100k into a deal, at the very end, you should make at least $20k profit after ALL expenses.

Guy had a little 2 bed 1 bath bungalow that he had inherited.