If you are trying to buy investment property on the MLS (retail market) in an extreeme sellers market it will be tough and you are probably setting up to fail.

@Joseph Hummel agreed, got that sense too but it was tough to gauge since there was limited communication, the appraisal was done couple months ago, hopefully they won't want another one, my original application actually expired and they gave me a better rate, if I need a new rate it's gonna be higher hoping that won't be the case!

I am finding it tough to get customers.

This one is tough in the beginning if you have zero real estate investing experience or reputation.

The tenants may not want to move, but tough. 

there are a few major risks to BRRR for someone starting out.1. contractor issues  IE cant get it done  steals money etc.2. refi  ARV's are not what you think and refi proceeds disappoint you. 3. lending changes and refi's get super tough 4. seasoning  before you can refi. back up is to be in a position to exit and break even or make a few bucks.. 

In such a hot market, it’s tough to come view every property before offering if you’re out of state.

I have a tough time believing the IRS can hire 70k qualified lawyers, accountants or trained pros to actually generate an ROI but who knows

They go towards your retirement.If you are an employer and paying FICA taxes for your employee, they are a business deduction.

I know this is a tough one....