For example, once you find a buyer it takes as much as 60 days from the point the AOS is signed to get to the closing table with an approved buyer then as much as a day to get the wire in your account.

I think each persons situation is unique.

For me, the most challenging part of flipping is getting the final touches perfect, dealing with buyers and getting to the closing table.

Tips: stay away from unique properties, rural properties and have some cash of your own.Expect to go around 80% loan to value for the purchase and have the rehab money put in escrow and paid to you AFTER the work has been completed.  

@Nick Colamarino - We aren't Tampa either but have some unique visiting opportunities.

and if the seller has to bring money to table because of closing costs if the end buyer decides to buy in a year oh well Im out .?

state=CAL...I see FHA flying on duplexes in my area (SF Bay Area) but the majority of our purchase prices take the FHA and 4plex loans off the table.

But I now have a unique situation and would like to get some feedback (from people outside of my non-real estate investing family and friends).  

Below you will see the CapEx table I created using excel.

There are also abbreviated depreciation tables on page 11. https://www.irs.gov/pub/irs-pdf/p527.pdfDepending on the cost of the properties there could be a significant amount of assets that qualify for accelerated depreciation.