In general, you’ll see lower price points compared to a lot of other metros—many flippers are picking up properties anywhere from $80K–160K and putting in $30K–60K in rehab, then reselling in the $180K–300K range depending on the area.

Has the level of competition changed how you approach flips compared to a few years ago?

Curious what others are experiencing. compared to when?

He's not in a hurry but would like it gone by end of year for tax and HOA purposes.

     - Are you looking for investment purposes or to make it your homestead?     

I'll echo everyone about make sure you overestimate the expenses compared to what you think and say that you can find much better deals with that type of down payment. 

On paper, notes look less hands-on compared to property management.

On the LLC question, a lot of new investors think it’s a must right away, but in reality many people start in their own name for financing purposes and transfer into an LLC later.

Even tho 0.8% compared to 1% seems small - it's actually 20% lower income.

But, the overhead of maintaining an LLC is pretty high compared to just getting more liability insurance, so you have to decide what is best for you in the long run.