Use comps you’d bet on.Rehab: Scope needs vs wants; add a contingency; tie each line to either rent lift or ARV lift.Rent: Pro forma with today’s realistic rent, not best case; include true expenses and reserves.Refi: Model two terms scenarios; check seasoning and expected LTV so you know how much cash you can pull; stress-test rate and appraisal.Repeat: Ensure you still like cash flow after the new loan and you’re not overlevered.Use a simple spreadsheet: inputs for ARV, purchase, rehab, holding/closing, rent/expenses, and refi terms; it spits out cash left in, cash flow, and ROI.

.: @Marcus Auerbach post about getting out of a city proper brought up another thought.

Just a few challenges, The 4 bedroom house was not properly equipped with fire and safety equipment.

It's a valuable service, so ensure you're getting your money's worth by reviewing the firm's process for each task.

Hey Tyler we hate to hear that your experience was negative sincerely we would have hoped that we could have come to a resolution we know that you and your partner had made a request that we do $800 of work that was unfortunately not in your scope of work at the time we had exhausted $4900 in additional work to ensure the property was to satisfaction which included a new hood range upgraded lvp flooring additional framing  new window and a paint upgrade from a single color format to a multi color format and can lighting all of which was never in the original scope and unfortunately when we requested that we do the work you declined I’ve attached before and after videos of the home for reference https://www.dropbox.com/scl/fi/h0ddll4cyp5g5gq12o73s/Video-J... always twos sides to these stories.. 

Lots of money spent, lots of time wasted, lots of people hurt in the process.Learn "Subject To" properly, know what not to do, know how to respond when things occur, Practice Safe "Subject To", make lots of money.

@Ben Daniel you're really just glossing over the questions I asked.There's a big difference between #'s 2 & 3 - which you can use to better ID problems.If you're not willing to put the time into researching proper answers and digging even deeper into the numbers, then you'll just have to live with your problems - or just sell.

You can also get a good indication of the plumbing and electrical system with proper inspection.

The HELOC balance doesn’t change your gain, but make sure depreciation recapture, selling costs, and your basis are all accounted for properly....This post does not create a CPA-client relationship.

I understand the relative inputs to figure out a return properly, but generally speaking, rental real estate investments should produce 10-20% for knowledgeable investors to make an offer.