I know with a hard money lender, you lost good amount of profit. 

Frankly I would be less excited at spending any kind of money on a place that I don't own.

It's really a matter of how much money you have to put into the deal.

From there, adding discipline will get you to where you want.Instead what you're doing is advertising you have money, no knowledge and are going to have the average BP RE agent(bottom of the barrel quality) come here to promote their services with no regard. 

I love money partners, I do 70/30 -50/50 splits.

Misjudged the job cost (contractor error, usually results in asking for more money)2.

Something that offers a bit more than a place to put your money.

Most 3BR turnkey homes are closer to $285K and upwards, so with money more expensive, and minimum rent of $1800... possible break even scenario.

Sellers rarely mind the low deposit and extended closing period due to the nature of the property, or at least they can be made aware of the fact that their lot has issues that will take MY time and MY money to solve and then they come around.My terms on the flip are: Minimum 10K spread between purchase and flip value.  1-2K deposit upfront to hold the property for 7 days then the deposit becomes non-refundable after the 7th day and the buyer has the same amount of time that I originally negotiated with seller typically 8-12 months(its a purchase contract but because of contingencies its essentially an option).  

Some of the issues I see are people will live in a small loft in a city and make great money, but as they grow and want to start a family or move up, there salary has not caught up.