My question is should I put DW & GD in or is there to many maintenance issues with these items when renters are involved?

The speed at which my homes sell and my ability to get all the nice things done at prices well below retail, I am adding value with each dollar.Of course there are always some things that really do not go dollar for dollar such as putting in the light bulbs - such items cost yo money but really did not improve the value of the home, however, without them, it would be much harder to sell the house without any lighting in the fixtures aqnd would come up on the buyers inspection report.I typically get at least double for every dollar I spen in rehab.

Those are items you have to include in your analysis of a property."

That said, it looks like the operating expenses you're assuming aren't too far off.The one big item I'd add into the "expense" category (though technically not an expense in accounting terms) is capital costs -- these are the long-term costs you'll face to keep the property well maintained.

Is there a reason you do not want to or you can not take out a traditional first mortgage (or HELOC) on what I assume is a free and clear investment property?

Usually singles or newly married couples - not many traditional families.

Not get one, and just keep saving up till you can afford a traditional loan or cash, which for me would take years.And this is just a thought, but I think the buy and hold strategy is for more financially established investors and fix and flip is the more obtainable goal with low cash reserves.But I'm personally curious as to why you don't want an HML as that's the route I'm going down for my first and probably second and third flip...But maybe there is another way, let's see. :)

I know one of the ingredients was a Pool item (ph factor, chlorine ??).

Assuming we can't do item 1 what would be the next best option?

The prices associated with most of your line items seem reasonable.The interior paint/carpentry might be low.