Good ole boy from Mississippi, has forgotten more than I will ever know about real estate investing.

I'll add to @Walter Keys list of forgotten items - doorknobs.

if you find one of these, the last known owner now owns the house again, free and clear. go to the register of deeds and records and GET A COPY OF THAT RELEASE OF LIEN". do some research and find that owner. chances are, they are living in some dingy dirty apartment really close by. i personally have done this 2 times. one house, i gave the owner $2000 for it and assumed the $3000 owed in back taxes. i sold that place 2 days later for an $8000 profit. the second house, i gave the owner $2250 for it and assumed $4700 in back taxes. i am currently rehabbing that place and will make a profit. if you find a house that the bank still owns, bring it to their attention. it may be literally sitting on someones desk, forgotten about. tell them that you want to purchase it right away before it becomes so delapidated that no one will make any money on it, including the bank. you might be surprised how fast they will work with you. get working, you have some homework to do....... good luck to you

Your money has passed away, buried and forgotten.   

This is all very general, would need to know specifics to get into more detail.If you feel good about your ARV analysis, just as a precautionary measure, I would add a 10% "Oh-crap" contingency fund to your expenses if you haven't already, and see if the numbers still work for you.A more experienced flipper than I should probably chime in and let you know if there's a detail you've forgotten.

You may have overlooked this on page 3Ah, yes, I'd forgotten about that one.

They looked to US RE as a safe haven for their capital (must have forgotten about '07).I agree 100% that we're at the top, and heading down with a couple dead cat bounces along the way.What the Fed needs to do is tell the market that they're not going to raise rates, and then eventually drop them, and another round of QE.

The last time was the Great Depression, so long ago that people have forgotten and think it is not possible, but it is.

@Bryan Sowieja You're argument fails for any number of reasons:1) Legal: what you have overlooked is that while weight may not be a federally protected class, you've forgotten about other jurisdictions. 

You've forgotten lawn care/snow removal (~$100), CapEx ($126 or 7%), and Property Management ($180 or 10%).