The 3 year mark from the day you move out is important since it will be the deadline you have to decide whether you want to sell or keep this property without having to pay capital gains taxes. - Please notice that you won’t cash flow the $30k (minus repairs, vacancy, taxes, etc.) that you calculated, since you will have to pay interests for the HELOC

The incentive for investors is the deferral of capital gains taxes in stages over a period of years. 

I'm sure the experts have gained experience from on the job, but how are beginner investors supposed to determine on a whim what will need fixing and how much it'll approximately cost? 

Considering you're a Pro, I was hoping to gain some info as to whether or not a property that I am about to get under contract is a concrete deal.

The business will first focus on building up its property management division of the business to gain immediate access to cash flow and profitability.

May be able to avoid capital gains taxes all together if you have the right timeline...

Do you simply ask, create a presentation and offer them insight to what they would gain.

I gained a lot of experience with the A/R system and with eSign for leases.

more points to add... once you get in the middle of a claim for yourself you will gain experience that IS very valuable for anyone with property (experience probably worth more than the10-20% your PA will take along with your chance to learn) .  

I was hoping for a cheaper house (40k-50k PP with rehab/closing costs of 10k-20k total) Nothing big just want to start of with something small to gain the experience and hopefully a little bit of capital to repeat!