He simply wrote a few smart comments and said he left 9K left on the job for me to pay (Even though it needs 20K total left to pay out, and that should be sufficient, and he said he might look around for a few fixtures he can throw my way, GOOD LUCK and Bye...So I have worked with this same contractor on 5 other fix n flips and we had a great relationship, and he talked about his faith and I thought he would at least try to make it right or at least apologize for spending 10 months on this job and he was sorry he dropped the ball, but he didn't.. he just said Good luck while I take the money you gave me for materials..

I am rehabbing a house that should appraise in the $140-145K range after renovations.

Brokerages in the mid-range require newbies to cut their teeth with an experienced agent to some degree and they have training courses to be accomplished as well.

I am only looking in the two to three hundred thousand dollar price range. 

The old laws on the books, if enforced, were sufficient IMO.I guess the gov't wants all of the hundreds of thousands of people living in "Lonnie deal" homes to instead just rent their homes and deal with the cut-off water, the no air-conditioning repair, the roach and vermin infestation, the leaking toilet, the broken dishwasher that their landlord refuses to repair while the local courts get an influx of eviction cases. 

The word realistically, spread it out, elongated, and when use the expect to get part, say it at a higher voice.Notes: number 2, whatever the lowest prices seller gives you into a range with his number at the higher end and, if the seller does the object the low end of the range as a new point from which you’ll negotiate.Notes: you body language should be nodding up and down as you say thisNotes: the range you use is important to match your local market: a hot market is a smaller range, a slow market is a higher range.Notes: it’s important that you use negative phrasing and it is important that you do the math slowly.

Then figure out what a reasonable roi is in your target area for properties that are currently in your price range.

While I was readings these replies about 5 more questions popped into my head, thinking about what  @Jordan Williamson said about making sure you get a good deal instead of looking at the lower my expenses aspect and it rang a bell, I was definitely looking at this the wrong way, This would be my first investment property and I don't want to regret it, the more I analyze this without living in it, the worse it looks, but when I see the lower my expense aspect when living in one side it appears great.

In the area I live now,  it is difficult to find homes to flip and make a profit in my price range.  

I thought 80% LTV was sufficient but prices dropped 40%, ouch!