@Robert Leonard-Yes, I am familiar with the 50% rule and actually rounded it up to the 55% rule in this case and it still seemed to check out OK with pretty conservative numbers.  

But usually legal council for title companies comes in when something has gone wrong..I guess if you take a complete newbie to real estate and they are buying as you say a very complicated big ticket item  then yes I could see them wanting an attorney to guide them through..

."  :-)Here is my question- one of the “big ticket” items in this house is the furnace.

Location: Raytown-adjacent, outside the 435 loop, 73% owner-occupied neighborhood, Raytown schoolsProperty specifics: built 1960, 3/2, 1200sqft, 2 car garage, large lot, quiet streetPlanned renovations: New roof, HVAC, some new electric, finished basement, good cosmetic finishes (hardwood/tile, granite, etc)NUMBERS:Price: $99k (after renovations)Projected rent: $1100/moEstimated monthly expenses: ~$400 (allowing for vacancy, maintenance, taxes, insurance, PM fees)I'd use leverage to purchase, and with the payment factored in I project just under $300/mo cash flow and about 11% COC, Cap rate between 8-8.5% depending on how you crunch the numbers (I'm rounding them for the purposes of this post, but I calculate pretty conservatively).The numbers are decent, and I like that this house is on the higher end of neighborhood normal - it should be a very desirable rental, and attractive to a potential future buyer (though I intend to hold).  

Hows the HVAC and other big ticket items for the next 5-10 years.   

I bet the expected ROI from buying 1000 lottery tickets is higher than the expected ROI of a $1000 direct mail campaign. 

I need to find out how to get in with my own contrator to get a round about figure of the repairs but using the 70%arv-repair rule the offer on the house can at max be 88.5k.

If you have enough road frontage for two lots, you might get away with just a survey.  

It sounds like you have been on the same marry go round.  

But as for my $450 home inspection, and 2-$200 plane tickets along with all the other travel expenses and days taken off work, am I just screwed??