But this one blindsided me because I know it’s not bull crap.

So they spent 7K on the property without your knowledge and blindsided you with the cost later?

So, we are paying $3100 today to have an outside clean out put in and the drain snaked.The plumbing is a problem because we were completely blind sided by it.  

I have official correspondence from the a District Director as well as a borrower who was literally informed by the SBA 2 days ago they were approved for $490k only to be informed today they will only be allowed to receive $15,000 because the loan program maximum has been reduced.This has blindsided us all.

(insert polite clapping sounds)I'm sure it must be frustrating that the majority of the world isn't as smart, talented and good with their money as you are, and maybe they need to start being more like you, dammit, so that the next time the world gets blindsided by a virus, the economy melts down and people lose their jobs overnight, they can just keep on paying their rent so honest folks like you aren't affected. 

Or what are a few things that completely blindsided what you originally had planned or thought?

However, based on what you are saying I will reach out to him to see if I am going to be blindsided the next time my policy is up for renewal.

Precious metals have more of a track record of course but the decoupling of the paper price and the physical prices blindsided a lot of metals enthusiasts. 

@William Ellis , I think you are looking at this correctly.I think it is very smart to still budget for management because if you are going to be doing the management, you should be paid for that separately from how you are paid as the investor.If you are planning to hold for just a few years, you are probably correct your take home cashflow will be higher, but if you're planning to hold for the long term, that extra cash flow should probably be going into a future capex fund so you don't get blindsided when all those things need to be replaced at the same time.

GC has agreed to walk properties to estimate costs with my on my first handful of deals)-Wholesalers (I have 2 that I trust thus far who collectively send ~5 deals per week, and am working on building my list of wholesaler contacts).I know the first project will be very learning, but I want my partner and I to be as prepared as possible on our first couple of flips to minimize risk of being blindsided.