When you pull comps, make sure you're filtering for properties with at least 1+ acre or you'll be comparing apples to oranges.Running the quick math on a flip scenario at $235k entry:If ARV really is $360k and you're into it for $60-70k rehab (based on your "renovated kitchen/floors" note suggesting it's not a gut job), you're looking at $295-305k all-in.

Your lenders will respect the clean balance sheet way more than they'll respect your multi-property portfolio with a hot LOC hanging over it.After you kill the LOC, what does your 12-month reserve math look like across both properties?

The math can work.

The best studies involve on-site inspection and photographic documentation rather than just plan reviews and assumptions.

At $2.3M with $850 average rents this looks like a nice property that is basically a bond, not a value add, so if the cash flow feels thin your math is probably right.

You've identified the real tension in real estate right now. 20% down preserves liquidity, but it also kills your math on marginal deals.

Hey BP fam,If you’re investing from a high-cost coastal market right now, you already know the math is getting brutal.

Driving for Dollars - This involves driving around neighborhoods looking for distressed properties that might be good wholesale candidates.

I’ve crunched the numbers and analyzed almost every active duplex in these ZIPs, and expecting $200 profit per door ($400 total) after a 25 percent reserve and a 2.4 percent tax stress just isn't what the market is giving right now.With P&I alone sitting near $750 a month on a $150k purchase (at 7 percent interest), the math gets squeezed fast.

And when buyers compare resale at 6.75% vs new construction at 3.99%, (with concessions), the math gets ugly.This is why many resale listings are sitting.It isn't condition; it isn't price; it IS financing leverage.Builders can manipulate the payment.Homeowners can’t.So while headlines say “home prices are holding”, the real story is that individual sellers are competing against corporate balance sheets.