But how many of us are actually prepared for the unexpected?

I hope no one is using this to actually purchase property subject to.

Look for motivated sellers off market and market via cold calling and or direct mail, geofencing, advertising and the like.A good wholesaler is as @Ericka Parrott mentioned, direct to seller, did good underwriting and can deliver an actual "Deal" whether buy and hold or flip. 

Everything is up-to-date in realtime so I could do my taxes any day of the week!

@Jason Wray I actually already work with the Federal Savings bank and am currently refinancing one of my properties with you.

The teacher was an actual financial educator but they repeated themselves a lot and were telling the students to go in and apply for credit cards DURING the course to purchase the next course for $15,000!

Call 3 references:  Verify that they work there, or that it is an actual person by asking where they work first, and don't mention who you are until after.  

I would start by finding areas you actually WANT to live and go from there.Picking a place to call home simply because it has a real estate market that you feel will fit your goals is a great way to end up miserable. 

If it is a high-end project, I would spend on an actual lIcensed designer.

Do you know your actual amount of taxable profit on the flip?