We should celebrate wins but also reflect on losses as well. 

It takes a month to a month and a half for companies to report and for it be reflected on your score. 

It is hard to cash flow the first year because many times like other people have mentioned above, properties are repaired to look nice or to pass inspections (point of sales)but it may not reflect the true nature of the property.

For example, if your original loan was $287k, and the new appraised value of the property is significantly higher due to the completed duplex, the new loan could increase to reflect that higher value, allowing you to access more capital. 

All this made me bitter, and sour, and it reflects in my interaction with BP members, your team, and the people I am trying to help.

Of course if the sellers refuse to pay for the buyer's side commission, then the price of the home will need to be negotiated to reflect that, especially in those cases where people push their lending limits to the edge.

This raises risk and increases effort required which is to be reflected in rent increases.  

I simply don't change my habits to reflect my new knowledge, and am stuck choosing to not change, because its "scary"...

Madison and Dane County continues to be a growing market, with price increases reflecting that. 

I've been in similar types of situations here in Chicago and for me it's always better to reflect on my lessons learned and to move forward.