Your thought process on the contractor providing quotes to possibly "win" a job may seem correct on surface level as a lot of businesses offer "free-mium" products - but ultimately time is money, especially in real estate where good contractors are in high demand and could better spend their time finishing a project before accepting the next one. 

I’m not 100% sure if I’m making a mistake in my calculations, but each time, the taxes take a surprisingly huge part of the cash flow.Any feedback/real-live experiences will be highly appreciated!

I would keep cash reserves in a money market fund that gives you 4.5%, and take out a 0% interest, 12-month card so you can pay the minimum each month without interest.Would that credit card have high enough limits for 20k? 

As Accountants on BP we cannot self-promote.To help in and help in the search:be sure to find an accountant who is willing to grow with you, and is not too high priced fee-wise.

Trim, at least, needs to be semi-gloss or it won't hold up to cleaning and high-touch.

I’m going to try to stay high level, but I will also share a lot of details so that you know the full picture.Two years ago, I decided to shift my strategy from cash flow to appreciation.

Their credit score is high but there isn't much of a rental history since they stayed in an owned home before.

There's too high a probability that the single parent evictee is having this lady secure housing for her.

I am not concerned about losing 5000 a year in cashflow as I will make it up based on my other acquisitions  using the HELOC

Rul. 99-6, which treats the acquisition of 100% of an LLC as a direct purchase of the underlying real estate for 1031 purposes.