But there's a magical point where smart levering crosses over into foolishness and becomes down right dangerous.

Not sure if you've ever found what you were looking for or not but one thing i'd like to note for you & any other investors who may be reading this is yes, a strong PM team & Agent are very important but nobody is magic.

Don't forget the magic words "TRUST ME".

Not sure how you think you can spend only $19K and magically it is worth $80K.  

I wish I had a magic wand to find deals, I could sell 8 or 9 properties tomorrow if so! 

@Peter Bui You may want to partner with your lender for an estimate of closing costs using the specifics of the property that you're interested in purchasing and the type of financing that you have secured, during that conversation you can ask how closing costs are calculated to see if the magic number of 3% makes sense in your situation

Every time I have offered it for a fee on the rare occasion it was possible, folks magically find some other solution.OP, you're running a business.

( Private Finance/ BRRR method)2) How to reach 10000 Magic Number.Any suggestions and guidance will be appreciated.

( Private Finance/ BRRR method)2) How to reach 10000 Magic Number.Any suggestions and guidance will be appreciated.

You should probably learn some magic tricks.