Qualified buyers work with agents, and if you aren't offering commission, you drastically shrink your pool of prospects. 

If it's shrinking, the market is accelerating.2.

Watch for knob & tube wiring (uninsurable), cedar post lally columns in the basement and slanted floors that result from the cedar posts shrinking over the decades.If they have been replaced, remember that the adjustable (temporary) steel columns are not up to code. 

(2-4 unit multis, not commercial).And our actual supply that even exists is shrinking as they get carved up into condos.

Are there major employers nearby that you're expecting to continue to grow, or some that are shrinking or going out of business?

10 years from now you didn't make a decision, and you have a great job and are worth $500,000 and will work till your 65, in a shrinking and more competitive corporate world. 

My goal was to pay off all my debt 160k and fully capitalize myself but honestly a few homes is easy but 25 like you said your margins will shrink.

Also, some turnkeys routinely added as much as $40k to their flip, but with a downturn in real estate markets, that will shrink drastically.If it's your first deal, maybe markup the flip about $5k?

The numbers to me seem like they just sounded good but didn't have a true goal behind them.I think you are on the right path, but 3 financial metrics might really shrink your pool on top of the creative financing to where you don't find any deals.

Is the population growing or shrinking?