how can you avoid, improve or even overcome that if it happens again?

Plan is to make improvements in the 50k range and raise over the course of 6 months to an avg rent that would bring NOI to 72k and then re-fi.

As a way to improve my deal finding skills I thought I could find deals in different markets, advertise it, and then if purchased because of me charge a finders fee.

.$0 in repair costs is a stretch- especially if you plan to increase rents...you'll need to justify the higher rent and that typically means improving the condition of the property = $$Your upfront equity position isn't great, but it looks like you'll start with a bit of equity...and if you decide to improve condition you can force the value as your NOI increasesBoilers are find if they are modern...looks like yours was replaced in 2017- definite positive5.3% on the loan doesn't look too bad...your DSCR is 1.15 ...most lenders will require this to be 1.2++ Vacancy is relative to your local market...not sure 5% is the right number to use or not...I look at CapEx different for year 1 and consider it an up-front out-of-pocket expense...but it looks like your units are in good condition so 5% may be right...maybe high...Water and sewer (and other utilities) seems low to me, but it's specific to the area...and maybe just for common areas?...

They digitally sign with the access to their personal e-mail.When fully executed the document can be printed and brought to title company/lawyer as you would otherwise process.

We do all this while helping to improve the neighborhoods around.

Trying to access BP on mobile is so bad I gave up on it years ago.If they release a good mobile app, I think my usage may skyrocket.

If your goal/strategy is to build a nice nest egg for retirement and not replace your current income (not knowing where you are in life), then netting 5% while padding your future isn't that bad of a deal, especially since there are ways you might be able to increase that 5% through property and operational improvements.

Spend the next year or two saving, improving your credit and learning everything about real estate, investing and financial management.

A flip is a business, so it is subject to ordinary income tax.The IRS does not care if you buy a house, improve it and resell it or you buy bread, mustard and lunch meat and make sandwiches - to them it is the exact same business model.You can search the vast number of writings I've done on this subject on Bigger Pockets.I agree with your CPA in all aspects and here is why.Running it through an LLC:  If this project comes in at a loss, how is your investor going to prove out their share of a loss or report it?