My jaw dropped open at that amount for only 4 properties.

@Steven Catudalthe 'no cash flow on a BRRRR' is typically just because you are boosting the ARV and then taking out the maximum amount you can on the refinance, often using a DSCR loan with a higher rate. 

Also have made it easy to see if you offered a certain amount, or changed your rehab budget, how that would affect your return. 

The amount of cash flow on a home will of course be contingent on the down payment.

I am starting to realize there has been a significant amount of consolidation in the space by private equity and other institutional investors. 3) From research it also seems like getting financing can be difficult without prior experience in the space.

Quote from @Victor Yang: If I gift a house, what amount will go towards the lifetime gift limit, the amount i purchased the house for, or the current FMV?

The best deal I can find today is one that you buy cash, invest a rehab and when you pull out 75% of your ARV you leave maybe a small amount of money in the deal and you break even (BEFORE DISCOUNTING FOR VACANCY, REPAIRS, etc) Yes that means you leave like 10-25k in the deal and your payment becomes $3000/m and your rent is $3000 a month or slightly less.This is for my local market and for Class B or higher RE. 

If sold for the amount I want I will have 30k to 40k at the end.

You can put in language for an extension for a certain payment amount. 

Quote from @Gregory Wilson: Speaking of IRS budget to audit returns, what that means is that IRS allocates a certain amount of manpower to do the audits.