Did you include Holding costs in your Rehab numbers? 

I received notice yesterday that effective 4/1/2018, wired interconnected smoke and CO alarms are not required on all levels (including accessible attic) in Baltimore County.

I'm considering building a home and would like to clarify what is included in the price/sq. ft., specifically, does it include the land?  

They come speak to we agents at conventions and claim they aren't trying to cut us out, because the way it works is the seller (who can sell without showings, staging, etc.) is given an "instant offer" by them, but also a professional valuation from an agent, so in their mind, they are including us.The offers are very low, from what I've heard, and the fees equal, or in some cases, more.

The more complex aspects include circumnavigating the security measures intended to prevent scraping from occurring.

I would also give people the advice that they should act like the company that they want to become, and this includes a proper (at the time) PMS.  

Here are the numbers,Purchase Price: $165,000 as-isFinanced: $123,750 (25% down, couldn't put any less down with a conventional lender)Mortgage Rate: 5.25% (no points); 5.35% APR -rates are on the rise it seems.Estimated closing costs: $4,500Initial cash invested: $46,310Gross Rent: $1,725 ($875/$850)Operating Expenses: $815 (includes mgmt fees @ 10% & capex of $275/mo)Cash flow: $140.77Principal reduction: $142Cash-on-cash: 3.65%Total ROI: 7.4%Possible near future repairs: Roof (Estimated at $4,000); windows (Estimated at $5,000). 

If so, you should have included that in your analysis.

But if we're going to talk turkey, then let's make sure we include the giblets as grandma used to say. 

In the long run it’s probably easier to just include electric and water in the rent.