The wild card that I am missing is a preliminary cost for rehabbing the property to get to my ARV and seeing if the property is worth taking a look at to firm up the rehab numbers.I am thinking of possibly adding a certain cost per square foot or even a certain percentage of the differential between the purchase price and the ARV but I don't have a clue where to start.  

I'm pretty confident that the podcast and the calculators don't go over specific repair estimates because prices vary so wildly between different regions.

Bookkeepers tend to charge for services in two different ways. 1) Hourly: usually at or around $20-50 an hour, but this number can vary wildly depending on the level of service you're getting.

Even though I work overseas, I am by no means off-limits to the IRS…So after that incredibly long-winded introduction, here are a few questions:In forming an LLC, or S-Corp in the wild case I find something to flip, in what state would I have to incorporate?

It's a wild and wooly 2015 so far!

before racing off to do some wild creative financing, has he tried to get pre-approved with a real lender?  

I know loan types vary in down payment requirements, interest rates, term, eligibility criteria, etc. and that any given loan can be subject to rules and regulations that vary wildly from every other loan.

And uh, I've been investing in real estate for a number of years.  .5% is barely cash-flow positive in a state with wildly over-priced property.  

We tend to negotiate some with developers to try and get a better yield for our clients but at some point the developer says it doesn't make sense and they stop negotiating.Buyers get all these wild ideas with NNN on things they think can be achieved.

This can vary wildly in neighboring towns that look superficially similar.A good general rule of thumb in old mill towns in NH or Central Mass (which is where I grew up, there and Boston.)