Sounds like persistence and a healthy dose of skepticism will go a ways to keeping one in the game.

Is there anyone running a successful flipping business that would be willing to share their P&L statement or can provide info on what a healthy COGS vs Expenses ratio looks like? 

On the Seller Financing you could present it as a way for the Seller to avoid paying capital gains as a result of a sudden financial windfall from the sale but instead getting a healthy downpayment and a monthly payment with an interest rate that is doable for you but attractive to them. 

The housing authority doesn't expect you to do anything out of the ordinary, you simply need to make sure it is a safe, healthy place to live. 

Not to mention his healthy share of the backend.

Not to mention his healthy share of the backend.

It's not more sleep, it's not eating healthy, it's not more coffee-- it's drive.   

That gives me $100 a month cash flow and probably around $100 in equity pay down per month on something that already made me a healthy profit.I think the point about taxes increasing is the one that convinced me to hold back a little in the tank.I actually did think of flipping this when I bought it, and would likely do so if I thought I could get $128k.

If there is a healthy discussion, the post may still have value.

At this stage of her life (over 30) where she makes good money, she should be owning a property or at least have a relationship that is healthy.