They help you find the property, evaluate how the profit will work, and help get funding. 

I've used home depot/lowes in the past but was looking at using a supplier like Prosource to get my materials.

The purchase price isn't low enough for it to be a good flip, and it won't cash flow even if rents can be raised that dramatically.have you purchased off market / from a wholesaler before?

Paying 2.4% for total closing costs (which include title search, title insurance, all attorney doc prep and recording fees) seems very reasonable given the relatively low $ purchase price.

If the house is really worth $415k, I would price it for a quick sale (maybe not as low $325k) and get a fresh slate. 

In addition, if they are real estate investors, they might not have the funds available for every good deal.

They are much better for people like yourself, who prove that they can keep their expenses low, and accumulate cash.

So the question becomes, because these are very low end estimations (I like to do worst case scenario numbers to ensure I don't over leverage) if the house would appraise for 230 and we could get 75% LTV would that make a big enough difference to make it work?

We are both in our early 20s and keep our expenses extremely low (less than $2k a month).

We made the best guess with the data we had, reduced that a little, and ensured we beefed up our emergency fund in case we're wrong.