There is much to learn, but thanks to the BG community, I am confident in knowing what it takes to be a successful investor.

We use the RHAWA lease agreement, if you are not a member of that organization or WLA, I would recommend you sign up.In the RHAWA lease agreement (not Seattle specific), it states that security deposit can be used all purposes including unpaid rent, damage, cleaning, late payment, utilities, keys and other charges.It is never a bad idea to pay for an hour of an attorney's time to go over any of these concerns and then you can be confident you are following the law.

If you're very confident interest rates will drop, this is probably they way to go. 

So, this is my 10% contingency on the estimate.Then, if there is a major item that I'm not confident in the cost, I may add an additional contingency there. 

Quote from @Andrew Frishman: I am confident the "Flip system Method" is most likely good.   

Quote from @Steven Foster Wilson: Quote from @Neetu Patil: I'm new to real estate investment and am considering hard money lending for quick and flexible financing.

Yet I can confidently say im ready to take it to the next step and start investing.

I’m feeling more confident with every response like this.

I am a long term investor (hold or perpetuity) so I am confident over time cash flow will slowly increase as will appreciation.

I want to know when I've found a good deal in order to speak confidently with a potential seller.