I think you may have gotten lucky on the last 2, that is incredibly cheap for my area.

Melissa provides some incredible information regarding how they find motivated sellers, how they negotiate deals, how they sync up with the best contractors!

Is there any other techniques that is more better vs another to examine repair/rehab cost while analyzing property.Hope to get lot of stories n ideas from you guys.

we do a lot of infill building.. this only works in HIGHLY desirable areas @Wayne Brooks  as Wayne states not sure were your thinking the value play is here.now there are plenty of folks that buy cheapo lots in FLA like Lehigh acres then sell for a few grand more on contracts those are the land flipping guru's you see that's what they teach.. and there are millions upon millions of lots available for this type of activity generally in FLA  and West Texas  AZ CA and other areas that had massive land speculation booms in the turn of the century.. think Lancaster Palmdale in CA there are million plus platted lots there that get traded around at tax sales every year.to find land with value to builders you need infill in established areas.. close to down towns.. in areas that are regentrifying .. lots that have shadow plats beneath them. or you can split using a lot confirmation technique ( common in Portland)  you need to work areas of Scarcity .. 

@Eugene Mar   as usual @Tom Gimer, is right, the attorney is full of crap or simply incredibly unethical.

That seems incredibly high.

Since starting my education on investing, I have learned a lot and have spoken with many incredible people in this business, so thank you for being a great community! 

They seem incredibly professional, and all the research I've seen on them has been positive. 

@Rich Senyszyn that's Incredible... sounds like he was learning more about the guitar and less about fixing your place.

The problem was that after I made that down payment of about $45,000, I had very little money to keep expanding.I had to use multiple lower money techniques in order to grow over the years including:-401K loan for down payments on three properties-FHA owner occupied 4 plex with 3.5% down-Conventional mortgages with 5% down on 2 single family homes that I owner occupied and later turn into rentals-BRRRR method on one home to get all my cash back and buy another propertyThe next thing I'm doing is either refinancing or selling a property in order to get way more units.