So how big is the house? you said:
"For retail sale I would want to spend about $10k to upgrade/update the HVAC, windows, flooring, paint, landscaping, etc"
Lets just say its a 1,000 sq ft house. New AC $4,500, Paint outside $1,000, Paint inside $2,000, New windows $2,000 to $3,0000, Flooring $2,000 to $5,000 (vinyl flooring everywhere is $2,000), Landscaping $1,000 +, New Light Fixtures $1,000, Appliances $1,000, and ect....
That's $15,000 to $20,000 in repairs and update to bring to the $130,000 mark. However if $10,000 will get you the $130,000 price then lets go with that number....
$130,000 sale price minus $7,800 realtor fees, You will be holding the property for 2 1/2 months ($100 a month for each: insurance, taxes, utilities, interest on loan(if you have one)) total holding $1,000, $1500 closing cost and minus $10,000 repairs. You would make $109,700 vs selling it for the $100,000 to a flipper.
Just make sure $10,000 in repairs will make you the $130,000 sale price.....