My hair dresser is actually a real estate agent as well, so she helps me a bit but I need the other pieces of the puzzle. 

You don't know cold until you have your nose hair freeze after being outside for 30 seconds.  

But then I found this guy named Mark Whitten in Baltimore he had a book " How to flip houses like your hair is on fire" So i googled testimonials actually emailed him and found him out to be real and not a gimmick.

So here's another tidbit I've learned:  always have a "get out of town with your hair on fire" exit strategy to go with the standard multiple exits. 

They have 3 big dogs and 3 cats; however, I am getting $100 bucks a month more out of them then what the area calls for and they seem like "good people", so if the dogs chew some horse hair plaster or the cats pee in the corner, it's not a great lose..

The builder lifted his old gray head-“Good friend, in the path I have come,” he said,“There followeth after me todayA youth whose feet must pass this way.This chasm that has been naught to me,To that fair-haired youth may pitfall be.He, too, must cross in twilight dim-Good friend, I am building this bridge for him.”Will Allen Dromgoole

It is an FHA loan with 3.5% down (a hair under 14k). 

Property Management, Insurance, Vacancy and rent is based on market research.Anyway, am I splitting hairs about the Cash-On-Cash, especially starting out, or is that a deal-breaker? 

I semi held out and I played I am a lender card and I owe this amount and can't take any less to clear the loan because I had assigned my beneficial interest to my commercial bank and they would not take a short pay  Blah Blah blah.. and they paid we enough to get whole on the loan.. where as if it was fair market I would have probably taken a 50% hair cut.just stick to your price if you think they need you...

My other friend Derrick E. can tell you stories that will turn your hair white.People WILL look down on you, especially in the beginning, and it's a very tough slog to get started.