Is there a quarter that has high turnover or unusually higher expenses?

I have a high tolerance for unusual problems.

In order to pay back the private lender in full, the equity play will need to be unusually successful for a first-timer.

SoCal is an unusual market.

A bargain price but an unusual property to deal with. 

If a lender quotes an  unusually low rate it is a red flag 99% of the time.

This would be pretty unusual for a small property.  

Computer models also benefit from lots of tuning, machine learning, and if the company is good some really expert tweaks to take into account things newer folks would miss.Doing it manually is great because a person can sometimes easily see something that the computer model misses, and can take into account other things - conversations with owners, etc - that the computer model simply can't.Generally I find the computer models do better on cookie cutter deals, and people do better on unusual deals.

@Frank ArtusaThe cap rate is unusually high for LI. 

Your spreadsheet has a 5% option fee and a 10% increase in option price from original note principal amount.Also, not sure how others on BP would opine, but a $50k property where $10k will make it a $100k property, that would be especially sweet (and unusual!).