It helps if you've already done business with them.A more common way to get this done would be to find two partners and the three of you each put in $125k in equity.Also, you don't mention if the property needs rehab but one thing to keep in mind, my experience is that your capital required to complete a large deal is not equal to the amount of the down payment.Even if the property is in pristine condition, you need more money for third-party reports, professional fees and working capital.

. $7 a sq ft installed but it doesn't list material price.

@Ryan Proffit Its just about break even right now to be honest (it was a beast before the refi), but I am very conservative with my numbers, for example I just installed two new boilers and new kitchens, appliances, gutters, windows but I'm still accounting for 10% cap ex.

So I had an idea of learning financial modeling, and offering to analyze deals for a small fee ($20 bucks or so).

Does anyone recommend a good company or person that installs gates?

Then the next big question is how will you finance the deal, just given the NOI and revenue/expense ratio the deal should cash flow, but looking at actual debt service will make the picture a little more clear.Other numbers I don't see that may be baked in are vacancy, reserves, management fee (even if you plan to self manage).That all being said, it could be a great deal but need to know more. 

My question: how many of you install WiFi/ security system and or cameras for your flips?

There are a few variables to address, but use your best judgement and make sure you have a real estate attorney do all of the paperwork for the sub 2 close and installing the lease option buyer.

When you assign your lease option for a fee it is essentially the same thing as selling the contract.

Then there are annual dues and fees to keep your license active.