Make sure, if you can, that the total project cost is south of 70% of the ARV. 

My husband and I are looking to buy our first ever real estate investment out of state (we live and rent in NYC. we do not want to buy here due to high cost of properties and high tax rates).

I'm early in my stages of RE investing. We bought our 1st home, saved some money and bought a duplex investment property. It's now time for us to buy a larger family home, but I don't want to sell my 1st home b/c I'm ...

Consider the additional costs for cleaning and maintenance with Airbnb.

Education expenses can be considered a write-off so potentially (ask your accountant) the Pro Membership cost could be considered a write-off.

Flipping is 10x the time that wholesaling is, in or out of state, and if you don't pay attention you will lose and lose on contractors.A first flip will take you 2-3x longer than you think, cost 2-3x more than you think, and one contractor will walk with your money at least.What you are trying to do is to create a side hustle in real estate, but you are biting off things that you don't have time for.

The high PM costs can absolutely be justified. 

Detroit is a strong market for investors overall, due to its affordable entry cost vs rents, growing demand and positive news.PM us for more info if interested.

Also there is a very powerful free version to get us started.

And that by itself could blow up your exchange.The cost for a QI like us to do your 1031 exchange is very small - especially considering al of the other issues you have going with this sale.The QI does have to be in place prior to the sale of the old property.  1.