I was so frustrated and that final drop I started thinking to myself this person is still going to get a commission off this property let me do it myself and I did like most do and listed on Craigslist and the local penny saver and Michelle came to my rescue. 

They are usually worth every penny paid.Always remember to do the math analysis and try to look at the prospective property befor you make an offer or at least have a clause in the sales contract that allows you the time (about 15 days) to detailed inspection and possibly back out of the deal without a penalty that will hurt you too much.  

Which means honesty, skill, creativity, and integrity.I like itemized bids down to the penny with labor and materials separated.I expect each repair on a separate invoice for which I pay a 50% deposit for materials and then the balance upon completion of the job...which means LOTS of invoices but this helps me stay on budget and ensures the contractor gets paid as soon as possible for the work (s)he's done when (s)he's done it.

My advice would be obviously look outside Toronto, live frugally, get rid of expensive tech toys with monthly bills, save every penny and do not buy a personal home until your investments are well established. 

We had saved up a good chunk of money to put down on the house we were going to end up buying to live in and thankfully since this deal came along, are not having to put a penny down on this house because we are doing a gift of equity loan purchase (while still avoiding PMI).

@ luke diem try this thread,  Southeast Michigan Investor Friendly LendersIt may help.Good luck in future success.Remember, don't step over a dollar to pick up a penny.

I really want to get into flipping but I just can't seem to get on the same cost page as the contractors I talk to. lol  In my research I keep coming across this "$20 per sqft" rule that is suppose to give you a mid range kitchen with hard surface countertops, tiled up bathrooms, and a fresh coat of paint on everything else.

I didn't do anything with it other than a new coat of paint.

You deserve every penny you made on this one!  

This is 3 coat system.