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Hello every one, here's a deal I came across the numbers look good but I want to be sure there wasn't a mistake on my end or maybe I'm overlooking something. The ARV is speculative, saw some similar properties at that price point so I just went with the lower end. The rehab cost another speculation I'm using 10k whether it fixes up bigger ticket items that come up or using it for cosmetics if nothing major pops up. Also I'm thinking of acquiring the property through hard-money and refinancing the property after it's rented and seasoned for 6 months to repay the hard money loan and pull out whatever I can from the deal. Is this feasible or am I way off? 

Thanks in advance for any critique or advice!