The max Uncle Sam allows is 50k if you haven't taken a TSP loan in the last year.I've seen both good and bad experiences with this but at the end of the day it's no different from any other type of loan, you are just your own bank in a sense.The downside or risk is that you lose your job, your property isn't cash flowing, are unable to pay back the loan, and your retirement account suffers since the loan essentially turns into a withdrawal.The upside or best case is you have the loan for less than a year, your BRRRR pays off the loan, and you pay yourself interest 5% interest.The opportunity cost is if the stock market goes up 20% and you were only paying yourself 5% interest you'll miss out on the excess returns. 

Otherwise it should 10-12% (it depends but if you add the leasing fee and weight it across 36 months then it will be more accurate than the flat fee)I'm not seeing 100-150$ per month for maintenance and I'm not seeing any similar amounts for capex reserve.Don't pay for utilities unless you have to for some reason.PP: 241kClosing costs: 3% is ~7.25k1-month vacancy: 1.8kLeasing fee: 1.8kImprovements: 5kAre you all-in for around 257k?

For higher priced area buyer can go to typical flat listing buyer agent (max 10k) or dual agent structure.What's certain is that buyer need to do more leg work these days when buying homes.

I just cringe every year i have to pay that its for gross revenue in excess of I think 1 or 5 mil..

In addition the tenant protection Act of the city of San Diego places rent control and eviction rules in excess of state mandated laws. 

I was left with an excessive water bill ($10k) at my 4-unit property as they failed to fix a water leak, which I complained about once I noticed a spike in the water bill.

also the ceiling is usually done in a flat paint, walls in eggshell and trim in a semi-gloss.

Inventory is up, transactions and mortgage applications are up, mortgage rates and prices are generally flat. 

(No kids, excessive debt, responsibilities that come with age, etc.)By the time you reach 21 onward your experience level will be that of a budding pro when others may not even have begun which would be incredible for you and would carry a lot of momentum.My biggest advice in the wholesaling world would be find someone who is doing it and doing it well, ask them to bring you on for free or very minimal pay and absorb all of the knowledge in return for time and effort.

Because of the condition, you may have to go to the Excess / Surplus Lines market (ie.