Sure, you might be able to do it cheaper, but the quality will suffer significantly.With a $198K purchase price, plus closing costs, you’re likely all-in at around $210K—and that’s before even factoring in hard money lender fees and points.From what you described, the ARV without an addition probably wouldn’t have hit $375K, but let’s be optimistic and use that number anyway.Subtract 5% for agent commissions and closing costs: $375K → ~$356KSubtract $100K rehab: $356K → $256KSubtract your all-in cost of $210K: Profit = ~$46KNow deduct 6 months of holding costs at $2,800/month: $16.8KFinal projected profit: $29.2KThat’s before any surprises—and in this business, there are always surprises.A $29K margin on a full gut flip is not worth the risk.

My portfolio and results both suffered.  

The infrastructure is suffering and the quality of life, some say, has gone down over the years due to overdevelopment.I've lived in places like Hawaii and Southwest Florida where this subject was an ongoing conversation. 

You can't, you won't, and your marriage will suffer. 

Or "piling on" investors who are already suffering.

If all of that’s suffering, then maybe it’s time to pause and ask:Is this approach actually working for me?

Such powers shall include, without limitation, the power to:(a) Expend Limited Liability Company funds in connection with the operation of the Limited Liability Company's business or otherwise pursuant to this Agreement;(b) Employ and dismiss from employment any and all employees, agents, independent contractors, attorneys and accountants;(c) Prosecute, settle or compromise all claims against third parties, compromise, settle or accept judgment on claims against the Limited Liability Company and execute all documents and make all representations, admissions and waivers in connection therewith;(d) Borrow money on behalf of the Limited Liability Company from any Person, issue promissory notes, drafts and other negotiable and non‑negotiable instruments and evidences of indebtedness, secure payment of the principal of any such indebtedness and the interest thereon by mortgage, pledge, property of the Limited Liability Company, whether at the time owned or thereafter acquired;(e) Hold, receive, mortgage, pledge, lease, transfer, exchange, otherwise dispose of, grant options with respect to, and otherwise deal in and exercise all right: powers, privileges and other incidents of ownership or possession with respect to a property of whatever nature held or owned by, or licensed to, the Limited Liability Company;(f) Lend any of the Limited Liability Company property with or without ­security;(g) Have and maintain one or more offices within or without the State of Iowa;(h) Open, maintain and close bank accounts and money market mutual fund accounts, and draw checks and other orders for the payment of monies;(i) Engage accountants, custodians, consultants and attorneys and any and all other agents and assistants (professional and nonprofessional) and pay such compensation in connection with such engagement that the Manager determines is appropriate;(j) Maintain such insurance relating to the business of the Limited Liability Company, and upon such terms, as the Manager determines is appropriate;(k) Enter into, execute, make, amend, supplement, acknowledge, deliver and perform any and all contracts, agreements, licenses, and other instruments, undertakings and understandings that the Manager determines are necessary, appropriate or incidental to carrying out the business of the Limited Liability Company.In exercising their powers, the Manager may (i) rely upon and shall be protected in acting or refraining from acting upon any resolution, certificate, statement, instrument, opinion, report, or document believed by them to be genuine and to have been signed or presented by the proper party or parties; (ii) consult with counsel, accountants, and other experts selected by them and any opinion of an independent counsel, accountant or expert shall be full and complete authorization and protection in respect of any action taken or suffered or omitted by the Manager in good faith and in accordance with such opinion; and (iii) execute any of his powers hereunder or perform any duties hereunder either directly or by or through agents or attorneys.

It is a great way with a buy and hold strategy to grow a retirement.Starting off, especially if you suffer from analysis paralysis I would strongly recommend finding a good SFR to start with.

Philadelphia is a market where investors can perform quite well with proper market understanding but can also be a market where investors suffer big losses relying on bad data.

It is drastically under performing the underwriting; bad enough that I suspect to suffer a loss (it will be my 1st RE related loss).