Please guys, pardon if this is a rookie question.

If I hadn’t been an expert in this market there would have been many variables I would have had to estimate which is a rookie mistake.

I keep thinking about tools that can help me reduce risk by catching errors or red flags in seller disclosures and inspection docs, but that's likely because I've had a bad experiences with both.A simple and obvious example is a seller checking "No" for pests section, such as Scorpions and Snakes in Arizona when the property is in the desert, so obviously, there will be snakes and scorpions. 

Not aware of a lender that will allow a rookie to do this.Recommend either starting smaller and working your way up to this or partnering with someone you can learn from that can be your lead with lenders, etc.

You could read 100 books and still need to learn more because certain things must be learned through trial and error.

Doesn't every rookie investor? 

Yes it costs money for the coaching, but the typical investor would take decades of trial and error of other investing techniques and would probably never arrive a systematic way of approaching investing for cashflow as is created with the income snowball. 

One of the biggest red flags I have as a lender (who lends my own money as well as secondary market loan) is when a rookie tells me there goal is to buy 10, 20, whatever properties in the next year. my next question is how many do you own currently?

You should also check to ensure they have Errors & Omissions insurance, Fidelity Bond coverage, and a Financial Institution Blanket Bond.Some are more consultative and advisory and provide guidance, while others are just processors. 

Have I made a terrible mathematical error?