@Brian Ploszay doesn't that make someone upside down on the loan if you brought for 120k and the property was really worth 80k?

The sale price was higher at 395K, less lots of expenses which brought the net sale to 353K. 

Im trying to model out for negative cash flows during rehab phase where vacant units are brought online and occupied units are raised to market on lease renewal to make sure enough reserves are raised to cover these expenses.

so your net on your 150k house will be 120k.. if you made 200 a month on it for say 5 years  actually net ( which is hard to do )  you brought in 12,500. so as long as you paid 132k or less you broke even for all this.. or if you paid more you actually lost capital.  

It was brought to me by my realtor who also owns a home investment company (he has been my primary source of mentoring/partnering along with my BP community). 

Brought to me from a wholesaler.

I brought the top cabinets and tried to save/salvage the bottom cabinets.

This is not 'technically' dual agency as Dual Agency would be saying that the selling agent already had a relationship with the buyer PRIOR to having the listing and brought them in.

@Stephen GallagherWell, one question I still have is what @Johann Jells brought up.

But the inspections I’ve had done in the Midwest almost never point out a real pro-blemish, if it isn’t “known good” like a fireplace, water staining, or aged roof it will just say “you should have a pro look at this, it doesn’t look brand new...” they never brought thermal gear.