I recently went UAG on a single family flip in Hudson, NH. Deal looked great on paper, but fell short in some categories. 

Outside of the additional work that I didn't forsee until my GC told me (roof lining is off/not installed properly), cost of materials, complete gut vs, partial gut - list goes on. The real issue was simple; landscaping/hardscaping. 

Every ARV comp I was pulled had a beautiful yard. This place was built on the middle of a hill, no yard, over hanging trees and the terrain was rugged. There was no yard. My ARV basically went down 50-75K compared to the other comps that had beautiful landscaping. Also, the house had (for the first time ever that I have seen) - multiple woodpecker holes and woodpeckers living inside of the house.

You learn something every time you tour a property. In my case - it was a lesson on hardscaping that took me 2-3 times to visit before I realized it. 

On to the next!