"expect my insurance goes up', 'hope the property value will increase', 'hoping for fewer problems', A business is not build on hopes and expecting.Build a budget, is the expected return more than your required return?

Sellers over price the property in their mind and belief, so it requires some negotiations once they are located.There are plenty of properties that have not been on the MLS to buy, but the techniques we use to buy them means we have equity at purchase and we don't need to use banks to do so.It does require capital, and an understanding of what makes for a safe investment.

If the lender is requiring you to put 30% down on a flip, its likely because the deal itself doesn't look great and they would want you to put more 'skin in the game'. 

On what planet can you get financing for 19 properties where the bank doesn't require a full set of financial statements prepared by a CPA? 

Homes will have even more deferred maintenance and tenants will be even harder on them.Class D pretty much requires an OWNER to be on location and at the property 3-4 times/week.

The last time he ran away it required a $1000 visit to the vet. 

@Jay DeckerThe great thing is that you live within Washington State which does not have a state income tax.You may be required to file a non-resident return with Ohio and Iowa.

He may stop doing it as a courtesy, or you may need to explain that it's a requirement to keep working together and he needs your work so he stops taking other work, or he may say that he can't afford to pass up the other work and you can negotiate a better pay scale or a bonus for timely completion. 

They require the property to be listed on the MLS once the renovation is completed. 

@Ben Grubner In a very limited circumstance we require a deposit.