I have experience transacting in other U.S. markets and am now looking to apply that experience to Fix & Flip projects in Central Ohio.I am ready to move quickly on the right opportunities and build relationships with strong local deal-finders.My Buy Box:Strategy: Fix & Flip / Value-Add.Asset Type: Single-Family Homes.Purchase Price: $100,000 – $500,000.Condition: Open to everything from cosmetic updates to heavy rehabs, provided the spread makes sense.What I'm Looking For:Since I am refining my focus within the Columbus metro, I would value insights from those active on the ground:Neighborhoods: Which specific pockets or zip codes are currently offering the best balance between acquisition price and buyer demand for renovated homes?

Property Condition & Amenities: it’s important to, “Maintain to the Neighborhood.”Key metrics for each Property Class:Class A Properties:Tenant Pool: Majority of FICO scores 680+, no convictions/evictions in last 7 years.Tenant Default: 0-5% probability of eviction or early lease termination.Section 8: Class A rents are too high and won’t be approved.Vacancies: 5-10%, depending on market conditions.Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Class B Properties:Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.Tenant Default: 5-10% probability of eviction or early lease termination.Vacancies: 10-15%, depending on market conditions.Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.Section 8: Class B rents are usually too high for the Section 8 program.Class C Properties:Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years.

Here's what I've found works:**The core issue with ANY software:** No tool is 100% accurate because ARV depends heavily on comp selection - same bed/bath, similar condition, recent sales within 0.5mi.

My question is -- do most house flippers just plan on replacing the drywall unless it's in like new condition?

I've shared a little about what I've been doing below:Target Strategy: 30-Year Conventional, 25% Down, $50k All-in Budget (more if great deal)Property Type: Duplex/Triplex only (No SFH).Year Built: Prefer 1940–1970 (Brick 1950s side-by-sides are the "Gold Standard").Condition: Turnkey or "Lipstick" only.

Newer properties should be in better overall condition and have mechanicals that still have significant remaining useful life.

For residential rentals, I go with 5-10% vacancy reserve, 10+% for repairs & maintenance, and 5%-10% for CapEx depending on the age and condition of the property (new construction = 5% | aged properties = 10%).The older the property, the more I lean toward cash reserves by door as well, because percentages can look fine on paper right up until it hits the fan.

You really need a block by block understanding of how property conditions, ARV, and property class change.

We found issues with mold,  generally dirty conditions, and several things that will need repair in excess of wear and tear to make the house ready, should these tenants leave. 

If you want serious buyers to look at your deals, it helps to include solid comps, clear photos, a realistic rehab estimate, and basic details about the property and access.The wholesalers that investors keep working with are the ones who bring realistic numbers and are transparent about the condition of the property.