If you ask me, I would save up more before starting.

As you can see, all those cost savings that people keep telling you about quickly evaporate.

There's no savings to be gained by working directly with the seller's agent.

Plus I can look at houses whenever I want and save a couple thousand on commission.

It saves the expense of ever getting a subpoena requesting that we provide all email related to a certain item; if you do not have it, you cannot provide it.I suspect your response contains simple facts and conveys no opinions. 

So i this have plan out as.They are asking $39,000 I would offer $35,000 in cash from a refinance from my current home and $10,000 in  savings for rehab.I have not seen the inside of this house yet , i am having a realtor check it out today, so I will know more this afternoon.Then do a purchases option of $3,000 down and $800 a month for 2 years  and purchase price of $70,000.This is having the the lessee pay for all repairs up to $500. 

If you do have room for losses - then you may want to play some games trying to maximize the losses.

True, I'd avoided bad consumer debt, worked on my 401K, and did some saving, but I never started building a snowball toward wealth and freedom from a cubicle.

I'm considering finding homes that just have swamp coolers and putting in small duct air systems for their energy savings and ability to help them compete with newer builds. 

If you choose to work directly with the seller, that is your choice but then you might not be able to get help from a realtor.Some relators might do a CMA for a flat fee or to provide you what you need, but that does not prevent them in any case to show the property to their clients..If you want to do this on your own, that is fine, but then you need to do this on your own.If you are starting in real estate, you might be better of working with a local relator, it might save you money and issues down the road.