Most of the companies here in Ga charge 15% commissions/fees on personal property, which is added to the high bid.

Installation on them around here is about $1.50/sf.

That's all the house needs, and my realtor suggests selling it for $180,000 after I get the new flooring installed.

6% Assignment fee included.This home has been completely gutted and needs a lot of work in the interior, roof, foundation.

You have to pay for the membership, but they have really good, detailed tenancy agreement and other landlord forms pertinent to BC there (and you can claim the membership fee for taxes). 

floors already demoed, about 80 sqft on floor and about 50 sq in the shower, it also needs demo in the shower.List of work: demo the showernew toilet, tile floor in shower, baseboards, thin set, baseboards, labor  $23...

If management fees, property tax, interest, depreciation, etc can all be written off (basically given back to us), then why should it be factored into the net cash flow. 

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.