ALL closing costs will be paid by the cash buyer.

While using financing does mean I don’t keep 100% of the profit due to borrowing costs, it allows me to take on multiple projects at once and operate in higher price ranges than if I were only using my own capital. 

It saved my quite a bit on interest costs.

Fixed Mortgage does come with closing costs and points upfront which the HELOC does not, except a $95 annual fee. 

Nevada #1 in Car Ownership CostsNevadans pay the highest car costs in the U.S. at $6,120 per year, with insurance alone at $3,439.

Over estimate the costs and not need them?

Eventually you may be able to find a commercial lender that will loan purchase and construction costs up to 75-80% of ARV and you can eliminate a few of those steps.

Living in the properties while fixing them up is a great way to build equity and keep costs low.

I don't think the two unit COA is that bizarre, you either have common areas to maintain via the COA or you have to do cost sharing on all expense by each owner sending in half.

You'll get first hand experience that many folk's would pay thousands for via a mentorship class.