What it boils down to is, most people (even a very, very high percentage of people on Bigger Pockets) don't know how to put a transaction together.

Keep in mind that most auction companies add their percentage to the high bid, so you'll have to have that figured into your price.

Below is a graphic we put together to show what percentage each state is increasing at.

I tried to make the numbers as close to yours as I could but my spreadsheet uses percentages in some places that you noted dollar amounts.

This is because every town seems to keep their heads up high at the idea of allowing multi-fams in, but a large percentage of the single family mini mansions are actually housing multiple residents.

After completing the rehabs, but while still owner occupied, do the refinance hopefully recovering a large percentage of your out of pocket costs.  

In hopes to get lenders  with great LTV percentages as everyone else.

Work out a deal where you earn a percentage of profits without risking any capital.

Should it be a percentage?

That is around 11% per year, less expenses, and Capex, and interest on your loan, leaves a small return percentage.