You will not have the rate long enough for it to interfere with your current and proposed profits.This is where having a good team comes into play for example having a seasoned realtor who knows the market on the purchase/ARV side.

I’ve got numerous other examples.  

For example the license should not only have a cost but also require at least some compliance training targeting some of the most common issues/complaints.

For example, if you buy a home for 100k, and then improve the property and now it is worth 200k. 

Paperwork, inspections, and those all-important critical dates for due diligence and closing are just a few examples.

Would anyone have a template or example of what they made that they could send me to build mine off of?

Campus ministries are a good example (Cru, Young Life, InterVarsity).

As an example if a property appreciates 20% at 80% LTV you have made 100% from the appreciation but at 50% LTV you have only made 40% from appreciation

For example, per Dr.

You invest in something else, for example in a more profitable place, and the you use the proceeds of the investment to buy a property in Costa Rica when you retire.