I need to make a minimum $25k per flip to make it worth by while and feel like there is enough margin to cover unknowns.

Until the title search is done, the status of ownership and who needs to sign the deed and other settlement docs is unknown.

Unknown to me, the builder had a clause in the association agreement that he would build a swimming pool for the development. 

Tough to give an accurate answer here since there are many unknowns here: location, condition, property taxes, potential rents etc. 

Out of state investing had a few unknowns but, after doing some research on out of state investing I’ve come to learn it can be lucrative if the right teams are in place.

Not sure am going to see that, I am willing to write that off.Now they left a hefty water bill of about $700 and light bill (amount unknown, company will not disclose since it not my bill owner, but I was told it's HUGE, I figured between 700-1000. did a i little guessing game untilI was in the ball park).

Interest rates are the only unknown and I think that is mitigated by the fact the product is a UL at its core AND I personally use it as a "Magic Checking Account".

these are the unknown of the unknown.

Good luck Yep …the unknown of unknown can kill investor so make sure we educate ourself as investors 

Change is unknown and a bit scary.As for the example of the bonehead that depreciated his entire investment (improvements AND land?)