Ive has several "really nice" folks make it through the first round only to fall off the wagon when we start probing.

I would say, this is not a rounding error.In the above I am not including the additional $300, I was asked to pay so they can get my property in a rent-able condition.

The LRA is a graveyard for properties that went through rounds and rounds of public auction without any of the people there showing any interest. 

Comparable rents are $3,500-$4,000Do I short-term (Airbnb) due to my close proximity to year round destinations like Disneyland, Beaches, SoCal?

(Due to amortization the numbers wouldn't actually be exactly that round) Over time that gap will get ever-bigger and my eventual payoff will get higher and higher too, so if I'm a big dumb bureaucratic institution that doesn't realize real estate is cyclical when making my models and choices, why would I rush to foreclose?

I found a property which is a duplex round the corner from me with 3 bed 3 bed each lovely property but I want to get on with it asap but again since I'm new to the americans Game it gets confusing. 

Property Info:Purchase price: $100,000Estimated Rehab budget: $25,000ARV: $180,000Profit Before Costs: $55,000Extra Fees on the buy side:Closing Costs on the buy of an estimated 3.5% = $3,500No realtor needed for the buy = 0TOTAL: $3,500Hard Money lending detail: 115k loan @ 12.99% for 4 months w/ origin fee & draw fees3.9% Origin fee on loan of 115,000: $4,500 (rounded up)12.99% Interest Rate for 4 months: $5,000 (rounded up)Draw Fees: $1,250Misc Fees (appraisal/commitment/inspection): $1,000TOTAL: $11,750Holding Costs (insurance, utilities, lawncare, taxes): $250/moTOTAL: $2,000Selling Costs: Closing Costs Estimated at 3.5% of ARV: $6,300Buyers Agent Commission of 3%: $5,400Other Misc Expenses: $1,000TOTAL: $12,700Summary+55,000 Profit before fees-   3,500 Closing Costs on the buy- 11,750 HML Costs-   2,000 Holding Costs- 12,700 Selling Costs--------------------------------+  25,050 Profit after all fees are deductedDid I miss anything here?!

I have an Eskimo buddy in northern Alaska (Kaktovik) who tried to scare a polar bear away with a couple of rounds from his .45 shot into the air. 

I started with no money, no connections, and didn't look a day over 14 when I started making my rounds at meetups.

Now if you have a family friend, a close friend, or someone who just willing to help you, and will help you score 5-8 properties in Flint and get them tenanted.Get 2 places see if you like it, build up some more cash, and go more aggressive in your 2nd round of buying.