However, what are some common mistakes beginner real estate investors/Rehab flippers make?

The 2 most common experiences are:1.

Add utilities, lawn and pool care $800-1000.

just looked at their website.. just a company buying land in very common markets were there are thousands of vacant lots ..

Neither outcome is good for you.I give some approximations of each expense category in The Hands-Off Investor, but the best way to nail down operating costs is to look at the property's historical performance.For example, Contract Services and Utilities. 

But it's extremely common here for new folks to come on BP with broad stroke questions, without realizing the forum is a searchable database of scores of common questions with a plethora of answers already posted.Mike

If you can live for free and only pay utilities AND buy an investment property, that would be ideal in terms of savings and cash flow.If you can't stay and your parents want to make some money on that property, then yes, house hacking would be your best option especially since you don't want the best place in the multi.

Both claim they were married to the borrower via Texas’s common law marriage rules.

Hey Elizabeth - I'd factor in about $10k to get a padsplit up and running when it comes to furnishing which would include washer / dryer, additional fridge, bedding/desks, common area furnishings if you want to offer a little better experience.I'm only familiar with ATL - I think accounting for 1 move in / 1 move out per month is a good conservative assumption here.$8kish / year or so on routine and reactive maintenance combined which should include your cleanings, lawn care, maintenance calls ect. 12% per month of gross rents should be a good estimate if you want to look at it like that!

For us, we use Reliant for the make readies and TXU energy for properties that either have lights included in their rent or for common area lighting.