Plumbing roofing electrical hvac water heater everything is new so Im not expecting nothing major for at least 5 years.

List all your known expenses (taxes, insurance, utilities, etc.)3.

I am not including escrow for insurance or taxes.- discount fee- 6,705- underwriting fee- 1,495- tax certificate and flood cert fee- 77- capitol review- 165- investor review- 400- CR fee- 160- VOE fee- 75- Appraisal- 1495 (I know this seems high, but i have had multiple quotes)- Title company charges- 2,100 (I have a quote)

and most of the time is  bad management, bought the wrong price, Interest and Insurance to the roof and, I cant get out the Bridge loan to do a DSCR loan etc ...Simple hands on, work do research and minimize risk. 

Each municipality is different but you should be verifying the steps needed to get the this parcel shovel ready and consider that an insurance policy. 

Number 13 I'd change to Insurance.

New roof, new siding, new plumbing, new electrical system, new kitchen, 75% of windows are brand new and fully renovated house.

I found my insurance broker, Steadily, through a BP podcast ad, I found Baselane to use for banking through a forums ad, I found RentRedi which I've used as my PM software for years as a sponsored post.

I have transacted at least 5000 properties as a flipper developer and lender and I have had one instance of this. were someone recorded a mortgage 5 minutes before my loan went on record so when I got my title policy I was in second instead of first made a claim to my title insurer and they rectified it quickly and went after the bad guy criminally. 

There are also several areas along Ruger Ave near the I-90 overpass that  at one point in the past 20 years had some flooding and while they are not mapped by the city of Janesville as a flood risk zone, they are by insurance companies and may require expensive flood insurance.