Please pardon the miss typings I am on my phone and Costa Rica at the moment.

The Broker will charge some fee for drawing up the documents and all, but this will ensure everything is legal yet not cost as much as attorney fees. 

I typically offer about 75% of what I think the job should cost as payment in the ad.  

When i run some calcs, some properties that i've purchased on traditional loan only (and paid out of pocket for down payment/rehab) now all the sudden doesn't seem like it would have been a good deal had i used HELOC to pay for down payment/rehab/closing cost as it would take over 10 years to pay off the HELOC borrowing from monthly cashflow. 

Cost a $70 transfer fee or something like that but no approval was needed.

Adjustments account for differences in features and amenities (such as beds, garages, pools, views, lot size, etc.) between the comps and the subject property.I wrote a BiggerPockets blog post on how to adjust comps here: https://www.biggerpockets.com/blogs/8814/68395-how-to-find-real-estate-comps-and-calculate-after-repair-valueAs far as how to figure out how much the features and amenities are worth so that you can adjust them, values vary widely between markets, even between neighborhoods, so you will need to come up with your own data for the neighborhood that you are targeting.If you have no idea at all, one trick is to find 3 comps that are exactly the same, and one comp that is missing that feature, and then you would be able to check for the difference in value.If you don’t have enough comps to determine market value of a particular feature, then another way is to use construction cost as your base cost.

Sanding after each is about the same cost as replacing carpet.

To me, I now justify the cost as an accelerator above and beyond my more calculated approach that would have had me started with an SFR and working my way up.   

The classes do cost a few hundred dollars, but may be a good first "investment" in your education.

You can simply become licensed if you like; it will probably cost a few thousand dollars, so you'll need to look at payback.Have you considered house hacking with an FHA loan?