Discovered the podcast and doing some essential reading/learning (Rich Dad, Brandon Turner's Rental Property Investing, David Greene's BRRRRR, etc.). 

The current SFH I working on I am doing a cashout refi at 3.25%, I'm purchasing the house cash, will renovate, and refinance ARV, after repair value, with a traditional loan. 

I was also wondering with being in a "buyers market" who is typically paying for the closing costs on a traditional sale, the buyer or the seller?

Asset rich, but cash poor to grow your real estate business.A couple of options for you here:1.) 

Its traditionally easier if you end up with a lead on a wholesale type property to instead simply represent the buyer you bring to the transaction. 

The number of new builds over the past 10 years has been the lowest in recorded history, nearly 397k per year TOO FEW homes built, creates nearly a 4 million home supply issue.Our Market has traditionally had 3600 to 4000 homes available in a 600k person county.

I'm pretty sure the down payment isn't a problem, and I'm pretty sure he'd have a hard time getting a "traditional" mortgage because, without even seeing them, I'm sure his tax returns are (from a 'traditional mortgage' perspective, but not otherwise) a hot mess.

Remember real estate investing is a get rich slow process.

A four-bedroom home in Thornton, Colorado is worth about $2500 a month in the traditional method of renting it out, typically to a small family.

Generally, more traditional fees would be in the $400-$500 range, however appraisers will choose the one that is easiest for them to complete AND will pay them the most.