Days on market continue to rise, now looking at an almost 400% increase since April.  

Valid points...I think we can accomplish the rehab for considerably less than 30k...I  plan  on handling that personally .I especially appreciate your thought on the ARV value confirmation as well...if thats not correct the whole deal is a no go.

Lol thank you for your advice I do have family in Austin I’m hoping to get something down there as Austin continues to rise 

There are so many types of properties, markets, and considerations! 

This strategy has worked OK in a quickly rising market.

Also, high rise condos have a lesser LTV as they are deeming higher risk. 

Two of the houses are currently on corner lots in the Central area and zoned as Low rise multifamily.

Rates are rising too might add another point by Q1 next year.

@Thuy Tri It might be conservative for new construction, but keep in mind that insurance premiums have been on the rise over the last year and Hurricane Ian will certainly keep them high for the foreseeable future. 

Other's above have given you some other points of consideration to determine what the tax rate will be.