These include loan payments (if you had them), taxes, insurance, HOA fees, utilities, etc .. that occur during the Rehab period and up until the property is fully rented.I understand your reasoning for the 60% LTV to gain better cash flow. 

Luckily, they believed us as she never complained about repairs, but nonetheless it ended up costing me $15k in repairs, attorney fees and lost income.

Certainly there are transaction fees...

we have a "waterfall" provision in our leases that says payments are applied in a specific order 1) utilities 2) late fees 3) rent. 

I believe this will save me time and hopefully save other investors money without having to pay extraordinary fees to middle people. 

I believe this will save me time and hopefully save other investors money without having to pay extraordinary fees to middle people.

I believe this will save me time and hopefully save other investors money without having to pay extraordinary fees to middle people.

For a 2/1, I received these quotes with permits 14k electric,  8k furnace/duct, 2k central air, 2.5k floors sanding/ synteko, 10k bath,  12k kitchen, $30/$50 sheet of drywall,  3k paint,  roof was about 7k, demo 3k, concrete demo/new $12 s/f, windows $250/$400 depends on brand, then GC fees,  etc. 

The origination fees allow are 6K Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

You'll want to look at all the fees, on fha there is mortgage insurance.