As you start closing deals, you will need to reinvest your profits into mailing lists and other scalable activities to grow your business.

I've come across another deal where the cash to close is roughly $22-25k and will secure a 2022 five bedroom home with a 4.25% rate. 

Do you by chance have it written anywhere to close all doors and windows? 

Your calculation’s close, but cash-on-cash return is usually about cash flow, not appreciation.

A new ADU will cost over 120k to build and will not be appraised close to that from my experience and many other investors I’ve spoken with.

Any kind of non QM financing will have higher closing costs compared to conventional.

I was able to close on a townhouse near UMBC (close enough) with the help of an awesome real estate agent who reached out to me after I posted this. 

@Bill Hampton Account Closed @Benjmin Weinhart @Sean O'Keefe  Thank you so much, the expenses are legitimate and I am only traveling due to the investments I want to purchase San Diego.

Yes the penalties are high, so if people think they might be selling when they renew their mortgage, they get an open rate mortgage that allows them to sell with less of a penalty than a closed rate mortgage. 

@Luke Tetreault I am new myself and working currently to get to that point, but what I intend to do at your point is to JV on deals or offer PML for high turnover deals (EMD/ Double close).