It has been suggested to me that good leads are obtained using Flip Comp and I'm not sure my dollars are being spent in the best place to generate leads.  Are there others that agree or disagree?

8n your scenario, I dont think the risk is worth the reward.

ARV is at $130,000, I purchased for $85,000 and needs $15,000 worth of work.

If you find one that is experienced in investment property, they will be worth their weight in gold.It's difficult for someone to hold your hand through this process and answer your questions when we don't know you or the property.

Had foundation built now it’s worth double and I rent it out $1500 monthly. 

This can depend on your track record and experience.  

Garbage 20$ a month- that seems cheap Closing I would imagine your going to have atleast 4 grand Be sure the rehab costs are correct by actual quotes from contractors for the scope of work involved not guessing All that being said ..This looks like a solid investment and one worth pursuing once you get your ducks in a row

Houston centric  but still worth considering IMHO.Why do people move?

My new builder house was worth about 20% less than a similarly sized older Altamonte Springs house when I bought it in 2009. 

I think it’s worth to have for your tenants, but most likely no one will know.