If the market crashes and I have to sell for some odd reason, I have plenty of equity to over the cost of selling.However, if I bought off of the MLS at $400,000 for a property worth $400,000 using "creative financing" and I had to sell for some reason, my cost of selling runs about 9% (as will yours) so about $36,000.

Try adding 25-50% to whatever the timeline is:)- Also add 10-20% to the cost estimate!

We could also you use same numbers for a flip...you buy the house for $100K, renovate at a cost of $300K and get an As Repaired Value (ARV) of $500K.

That is the free way to do it but there are some that cost a nominal sum I just prefer not charging tenants. 

All-in= 100k + closing costs, lets say all-in is ~$105k ARV:$155-$160k Market rent:$1200-$1300Good or Bad deal.

Assuming this is time and materials, this is more than $300/hr in manual labor of additional cost.

Bonus depreciation basicsBonus depreciation applies to any rental property when you do a cost segregation study.It lets you front-load the depreciation on items with shorter useful lives (appliances, flooring, fixtures, etc.) instead of spreading them out over decades.The key isn’t whether it’s short-, medium-, or long-term — it’s whether the property qualifies as a rental for tax purposes.2.

Attorney fees and court cost can be added, it'll just depend on what the judge will allow.

Building costs change greatly depending on the lot. 

Wholesalers have been sending me deals with ARVs too high, rehab estimats too low, and they aren't calculating closing costs, holding costs, or profit spreads (let alone extras, like hard money costs).Obviously, this isn't a new problem, but it's more consistent than I remember.