And on that note, working with a realtor - pros/cons (aside from commission cutting into profits). 2) I would love to meet with an experienced contractor about rehabs.

You help make my commute enjoyable. 

@Ryan McKelvey i guess I'm not clear why BP's lease would be good for my own rental but not for another..........in my mind its either a strong contract or its not.

Find a job you enjoy, and pays decent and invest for 10-15 years and you’ll have more money then you can spend

I have the Purchase and Sale agreement contract, however how do I get a Closing contract or is it called the Purchase Contract?

People I rent to are contractors. 

Also consider paying the contractor all cash for a discount 

Im looking to get advice on the numbers to get some insight from more experienced investors.Here is the breakdown:SFH: 3/1, 1177sfAcquisition: $80kReno estimate (from contractor): $25-30kHard money terms: 12% / 3.5points (will loan $90k)ARV: $135kRealtor fee: 6% (to sell)Homes sell in about 45 daysThe owner doesn't want to sell for less than $80k, but I don't think that gives us much space if reno costs creep up.

I enjoy the fact that I can fire difficult tenants and re-hire nicer tenants, all at my heart's choosing, and I can say "You know what?

We also had a water issue two years ago at one of our rehab properties caused by a contractor who was supposed to be installing floors and new kitchen.