The main reason is that it is not initially set up for a Real Estate business like other “real estate-specific” accounting software.

One major things to consider that many newer investors miss with 5+ units, is that if you intend to hold, the property will need to be at least 75% occupied and stabilized before you will be able to find reasonable financing terms. 

I would for NOT do tree houses for liability reasons.

Reason being HML's are typically short term loans that are interest only.

I am looking for any and all advice and some coaching.

There are a ton of complexities with properly repairing a fire damaged house....they sell really cheap for a reason.

I chose this area for two reasons, the first is that the South Gate Entrance has the least issues.

They all say they will be on the lookout for me, and they are experienced realtors.I did however get one from here, bigger pockets, and this realtor hasn't worked with investors before, butis asking me to sign a contract so I am working with them exclusively.The reason I am asking what to do, is because this realtor with the contract is very new, but I heard that most realtors will ask you to sign one if theyre serious.

Simply put, we start off with the As Repaired/Completed Value (ARV), then subtract from that number a reasonable profit, the rehab cost (scope of work), which we've gotten good at, a contingency reserve for any "unexpecteds", our cost of capital/carrying costs (interest and costs of the leverage used), and our costs/fees on the buy and sell sides of a flip.

At the time, they said they were paying back loans in 6-8 months at the most, so I felt like that was reasonable.