. , indeed a good quick flip at 83% of ARV.Mind my asking: your gross $35k profit shrinks by buying/selling transaction costs and then you pay full ordinary income tax.....you're selling the type of property a fix/hold investor wants to hold?

If you see anything out of the ordinary (i.e. non mortgage) I’d check with an attorney.

Your income from a flip is NOT capital gains, it ordinary income and it is taxed at your marginal tax rate.

Did I have to replace the drive way and pour a concrete patio in the back?

And as you see, we offer Rent to Own (RTO) which could lead to a sale at a price point that delivers us a great return in a "long term flip" with capital gains tax rate rather than ordinary income tax rate.  

I have an investor friend in CA who is buying patio homes for $55,000 and renting them for $1,250 a month.

In my book, if you're paying ordinary income tax on your real estate profits you might as well be working a job.