It is a tangible object that is intrinsically valuable that you and only you can dictate what happens with it. 

Many thanks for your insightful and unique approaches to working around my cash flow dilemma. 

May you please recommend a closing company whose object really is to reduce cost for the investor?

Either way, these aren't even special unique loan programs or anything, you just need to find a REI-friendly local lender with an IQ greater than a cabbage. 

The capacity to conduct the analysis and make the Hard Call to walk away is evidence that you can make objective investment decisions.I hope I have not overwhelmed you with information, but the steps outlined above are Critical to figuring out whether any further investment is warranted and the likely payoff.Best of luck with this!

That being said, if I were you, I'd try to find the best blend between housing prices and population growth/housing starts if capitalizing on long-term appreciation is your primary objective.    

One is getting about $350 per month, the other projects at $1300 cash flow per month (after renos, very very unique circumstance).

It is a very unique strategy -I know!

For flip property, whatever you spend directly on the property is accrued and becomes part of the "Cost of Goods Sold" when you complete the flip.Whether a nail gun is part of the Cost of Goods Sold, a deductible business expense, or a capital expense depends upon the specific circumstances unique to your situation. 

Is there any unique way to find those kind of properties?