A wholesaler sent over 710 Quail Run at $190K on a first-come, first-serve basis. On paper it looked juicy — the deal analyzer pulled comps averaging ~$387K ARV, which screams margin. But this is exactly where most people get burned: they trust the tool's number, skip the verification, and buy a headache. So I walked it and ran the real numbers. Watch me break down the whole thing in the video below. The short version: the ARV was inflated by comps from a totally different pocket of the neighborhood (four outliers on the other side of a green space priced $391K–$456K). The true comparable range was $282K–$305K, so I underwrote a realistic $310K ARV. Then the property itself told the real story — urine smell at the front door, torn-up deck, bad siding, and a roof that needs replacing. That's a $65K–$75K rehab, not a cosmetic refresh. Here's how it actually pencils: - Purchase price: $190K (looks great in a vacuum) - Realistic ARV: $310K, not the tool's $387K (comps were from a different pocket of the neighborhood) - Rehab: ~$70K, plus a 10% contingency → ~$77K real budget - Hidden costs that quietly kill deals: ~$23K in closing, title/escrow, lender points, insurance, holding costs - Total acquisition (all-in): ~$200,795 - Projected profit: ~$8,326 on a 2.7% margin over ~4 months A 2.7% margin means one surprise — a rehab overrun, a slow sale, a rate hiccup — wipes the whole thing out. That's not a deal, that's a part-time job with downside risk. The lesson: the spread between what you buy for and what you sell for is only as real as the numbers in the middle. Verify the ARV, verify the rehab, and never forget the costs nobody quotes you. If it's not a hell yes, it's a hell no — and this one was a hell no. 👇 Full breakdown in the video.