My biggest dilemma is finding more good, reliable and affordable subcontractors but I'm determined to find one able to handle my work load.  

If they want to waste it, then I’m fine with that.

You can't reason with tenants, stop wasting your energy.

If the existing layout is not conducive to the plans (for instance, if you have to remove a load-bearing wall and engineer new structural support, or if it's not possible to add a br or ba without messing up the flow and functionality of the house), then it might not be feasible and could end up costing far more than it produces...Also, if this is your first property, I'd suggest against a flip.

This quickly becomes a waste of my time and quite frankly it makes me feel like I have wasted a good deal. 

There is a half duplex that came on the market today which I would be interested in but don't want to waste my time if I can't get any financing.

I consider them a huge waste of time.

Now, double closings, using your buyer's money in escrow to close your purchase is also illegal, understand the ALTA regulations and state laws concerning escrow accounts.Sorry you wasted time and probably money trying to learn from gurus who sell courses.

Conversely, you will run into people on your list that just seem to be a waste of time, so you’ll want to avoid them.

It seems like this would solve the issue of maintaining a yard, but will folks enjoy that, or will that be a waste of money?