Create a budget for yourself allocating costs such as utilities and maintenance so you are prepared when unforeseen costs appear. 

As soon as you open up drywall, frame new walls, redo electrical or plumbing your timeline and budget explodes.A good flip follows the same sequence as new construction:1.)

Kinda like Chaz Reinhold in Wedding Crashers.

Most Triple Net leases allow for the Landlord to bill for Taxes, Insurance, Common Area Maintenance and Repair, Reserve Budgets, Lighting, Property Management and mostly all other generally accepted operating expenses for a retail property.3.

Budgeting 5% of $1,000/mo for cap ex ain’t gonna cut it which is why these properties run negative even if they’re supposed to spin off $100/mo or whatever.

Unfortunately, I made several budgeting mistakes along the way and now have less equity than I had hoped for in the property.

You have two main options for sourcing below-market deals:1) Direct to seller marketing2) WholesalersD2S requires more time, expertise, marketing budget, and sales skills, but you get a better deal. 

If you buy a turnkey property you have very little chance to force appreciation  so you have to wait and pray for values to increase (not good).When you run your numbers in AC remember to leave wiggle room for flood insurance most of AC needs it and increase your turn over budget for when tenants move out. 

Hope you have a large marketing budget and lots of patience

You might want to start with a chart of accounts for the business and work on the pro formas from there for the scenarios-- Treating them similar to budgets.