And of course there's the standard closing costs of the loan, initial insurance payments, permits etc. 

I think it's also worth mentioning that having a Plan B replacement property is also critical in mitigating the timeline risk.Even if the preferred replacement property is already under contract well before the 45-day window.There are many unforeseen circumstances that could result in a deal falling apart before closing, even if things appear to be smooth sailing from the start.

Does anyone actually see the open floor plan trend going in the other direction, back towards the mid century era of dark closed off living spaces? 

I cannot seem to find any deals in the region that make any sense- or are even close to making sense.

Hi Gabriel..I've been in and around loans since 2003..we work closely with our lending partner that actually can provide HELOC or fixed second loan using a variety of income including bank statements..I think you can go up to 80%-85% on a primary using bank statement on a second lien position.

From the Louisville, KY area originally with rentals in Indiana so not MO but close!

Remember your closing cost deductions and resale costs.  2. 

This should include down payment, closing costs, potential rehab costs, and a reserve for unexpected expenses.Market Research:Choose a Market: Decide on a market where you want to invest.

If you're in LA, the most logical area in my mind is Las Vegas for a lower barrier to entry, strong appreciation, much more favorable landlord/tenant laws, still close to LA, etc. 

You can close in house also.