@Iván Terrero the biggest issues to me were the fact that rehab was either 17K or 80K. That's a huge gap. She gave me the reasoning that the ARV would be at 1 number but much higher with a 80K rehab. It makes sense but to me you either have a plan or not this or that. She was also using the higher ARV with the lower rehab amount which made it look like a good deal. In her rehab, there was no buffer or cushion for overruns. She was expecting a perfectly run project that was on budget and on time. She did not include cost to sell. Realtors charge fees. Her argument was that she's the agent and will make it work. I still want to see that worked in there because there's a possibility that she could have been tied up with something else or other unforeseen circumstances that would prevent her from either doing her job as a realtor or doing it well. For the same reasons you always budget PM costs when buying a rental for self managed properties, I want all expenses laid out. Her cost savings by selling the property herself and gaining the commission is a bonus for the numbers and not a requirement to get the numbers to work.