I also read the tea leaves of "guess which neighborhood will become hip and gentrified" very well. 

4.On a large (for me) commercial reno and running of the business, are there certain things I should keep in mind that might throw my numbers if I don’t account for like code for Handicap, massive overhead bills, or something of the like, (sorry if I’m sounding ridiculous but I’m really in the dark here).I haven’t seen the inside apart from the pictures.Without knowing the floor plan and such, it may be difficult as an inexperienced investor to know exactly what I want to do with the floor plan on the spot for the contractor to estimate.

. - Yeah both of our flips (our first and our current) have been through courthouse auctions.The advantage to them is that its a limited crowd unlike the online auction sites, so you can get some deals (we had around a 100k profit on our first deal) but the disadvantages are (1) most auctions are fruitless so you waste a lot of time going for nothing, and (2) you dont get to see inside the property before the auction - so there can be some ugly surprises.Depending on your market and the competitiveness it may or may not be your cup of tea

Even if it's a good deal by the numbers, going into it severely undercapitalized is how inexperienced landlords lose their properties.

Many inexperienced investors believe their investment cash flows when in practice it will not. 

As an inexperienced buyer/investor I don't know how to best compare/analyze the deals against each other.

I'm too inexperienced to invest inside the City of Detroit so I'm looking at many communities around Detroit.

But even in this instance it feels better and provides a more explainable paper trail for the inexperienced IRS field agent if you complete the exchange in the same name and then contribute.

They find below market properties, rehab them and sell them to inexperienced investors or investors that don't have the time to do the up front work and just want cash flow.  

Possibly we could do this over a few cups of coffee or tea in the day or evening.