Now sometimes that works and I get the full amount and sometimes I get whatever was left after he did his calculations. 

@Mohamed NagoorYou should be entitled to take the closing costs as a deduction for a flip.You calculate gain as selling price less selling costs less cost basis.

@Dean Ingraham exactly - a planner with a detailed time log is your best bet.

If the business or rental space was physically part of the living area of your home, such as a spare room used as a bed-and-breakfast bedroom or attic space used as a home office, your business usage doesn’t affect your gain/loss calculations.

You can use the BP deal calculator a few times for free.

The BP calculator would be a good place to start. 

Etc.I think your best bet is to get a grasp on exactly what this property is costing you so you can decide how to best move forward. 

Then I would calculate everything with financing, add in the variable expenses, and see if it still has acceptable returns.

When you're looking at a "whole calculation" you'll find that 90% of the effort is in constructing the cap-rate. 

You could always have someone else co sign but that has its own issues.Your best bet is to do great in school, minimize student debt, and work an internship or two within your field while in school.