I recognize this is a very rough estimate. 

The central issue is an adjacent room that already has bunk beds in it that I can't advertise because the county has yet to authorize the room as sleeping quarters.

@Lynnette E. if you go through the inspection, the housing authority can approve an increase to cover the difference.

She agreed but couldn’t come up with her half of the money and she also removed me as a 3rd party authorizer so I couldn’t make the payments either.

Either your pricing is too high, your ARV is off, your comps are bad or you are not recognizing something about the block or location that others are.

This and some other strategies will put in the proper position to GC your own projects from a place of authority and not at the mercy of a GC or Subs.

Here are the numbers: Purchase Price: $680,000Down Payment & Closing ($50,669) + Rehab ($99,950): $150,619ARV: $850,000 (conservative) $890,000 (comps) Expenses: $4,946 ($2,723.56 mortgage payment)Income: $5,800 (conservative)Cash flow: $853CoC ROI: 6.8%5-year Annualized Return: 25.41%We recognize that the CoC ROI is not strong. 

So I think you have to ask yourself, are you really going to landlord for 10 years without recognizing (taking) any of the proceeds of your efforts.  

Admittedly, I am burned out and a little turned off due to my experiences ( although I recognize my experiences are not the norm).

Admittedly, I am burned out and a little turned off due to my experiences ( although I recognize my experiences are not the norm).