You can always sell without an agent, but it could cost you more money and more importantly, money in the long run..think of it like this…maybe a strong buyers broker would’ve urged more caution with the initial purchase? 

But a good skilled worker, whether GC or sub's, can be invaluable.With all that said, to try and save money, I would see if you can find a good home inspector referral, many of them are or were GC's themselves, and pay them to check out important work that you have done.

If you would have simply held on and collected rent for 72 months, you would have been up money...and that is buying at the peak right before the biggest real estate bubble in modern history.

Are you spending money on lead generation?

Is the reason why this is lucrative to the seller because it's money that is able to be written off as a loss? 

In growing markets I’d always recommend BRRRRs over flips if possible.You'll probably still have to keep money in the deal but it's way better than putting down the whole 20% LTV. 

Which would have kept more money in my pocket.

I would be using all of my own money for both the acquisition and the rehab.Also, I would (attempt) to GC this myself to save on the rehab.

It sounds attractive because everyone says it is low- or no-money down, but if you don't have money to make the deal another way, you don't have much leverage to make the deal the way you are suggesting.Sub to and seller finance are shiny objects for people who want to get started in investing to make money, but have no capital.

This strategy requires knowledge of local markets, renovation costs, and the ability to manage or oversee renovations.I am a loan officer and I could advise you on how to tap into that equity and put that money to work.