I wanted to check the calculations that are presented in James Dainard's book, The House Flipping Framework: The Tactical Playbook to Scale your Real Estate Portfolio and Reinvest your Profits.

I recommend a simple spreadsheet to check your math and it will make it simple to adjust each year.End the complaints.

Seeking advice here on the best approach, any gotcha's that I'm missing, and overall sanity check... 

Do you check Landlord references?

Like you said , anyone can check the history,  I do have cameras installed and I do check twice weekly, it's not too far from my primary home . im a first time investor, is it ok to DM the listing to see if I'm missing something?  

Pricing - If you cannot check your competitions price and adjust yours daily you may want pricing software (PriceLabs probably best for single listing owners/operators). 

Because I will never go into anything that is losing intentionally it's like asking me to choose A or B: take this 50k check or write a random 50k check to a politician.

.: I’m looking at a property that checks all the boxes—good numbers and fits my buy box—but I haven’t seen it in person.

@Stacie TellesMost lenders have a seasoning period (typically 6-12 months since the original loan), so check with your current bank or shop around for others.I would also watch out for prepayment penalties on your current loan.

Trustworthy property managers can make or break a portfolio, and I’ve found that vetting them carefully—checking their reviews, local reputation, and how they handle tenant retention—is crucial.