I have looked at a few scenarios and they look good but I am stll not sure if I am calculating everything that I should.But I am not sweating it just yet I still have to get a yes from the seller and then I have to put it in writing and see if I could get 100% financing for it.

 #2 - Those who CAN get it financed and/or are paying cash will EXPECT a DISCOUNT for their sweat equity to fix it up, -OR- will overestimate in their heads what everything will cost, to make sure they don't lose money on the deal.  

I am not an experienced investor.But I have had some experience with my 2 SFRs for 7 years and 2 years each.When I had a vacancy of upto 4 months, I didn't break a sweat paying the expenses (utility, insurance, property tax) for that period.

Don't sweat the $280, until after closing the deal.

Can you get a fixer for 30K, put some sweat equity into it with a little fix up money and sell it for 55K-60K after several years of cash flowing?

I also have another house which doesn't have much equity (maybe $60,000 after expenses), but it nets around $1000/mo (it rents for 1.75x the monthly costs and tenant pays utilities).Because of the building I'm rehabbing, I have been stretching my dollar and putting in a lot of sweat equity in the property.

You thought long-term and were humble in crediting the market timing as working in your favor apart from sweat equity.

Through our personal blood, sweat, tears and money, we renovated it to a solid C - replaced furnaces, hot water heaters, kitchen cabinets, flooring, etc. 

We've put in a lot of sweat equity so we are hopping to sell for closer to $399-$415k.

I would have renters insurance and not sweat it.