Regardless, even when I included insurance, the total expenses were about 33%, but I usually make my operating expenses at the industry average of 45% and that assures me I've got things covered. 

I agree, research definitely needs to be done to assure a return as some areas just don't seem viable at all.

but he is online with Assurance Financial

Having completed 10 or so flips, I can assure you that you will overrun your cost and time estimate.

We really liked them and they kept assuring us that they would get us everything 'soon'.

Only 2 of those offers had even been presented, despite the agent's all assuring me they had presented the offers and they were rejected.Instead of wasting your time with the agents.

I assure you it will generally be the same for all serious investors. 

He assured me that we were still under contract and we closed without issues. 

@Leon Li putting a few of your comments together, it sounds like your PM has qualified now, 5 tenants and provides you warranties (9 months) and maybe more assurance of paid rent/renters?

@Mindi Rosser & @Greg GerkenAs someone who does this work for a living, I can assure you, you do not want to get in the weeds with this stuff.Some investors spend way too much time getting the site up and running.