I had a lot of help along the way from my Hard Money Lender and a Mentor and learned a lot of hard lessons, but I'm so glad I jumped in feet first and accomplished this.  

You won't be teaching them (either the agent or the bank) a lesson by letting the deal fall through only to punish yourself by not getting the deal, assuming you still think its a deal. these mistakes happen all the time, and a mistake requiring a $30 overnight shipping fee doesn't rate too high on the blunder scale based on things I've seen in my experience (these happen all the time!).

I have a maintenance guy, but the market there seems to be peaking and I am pretty sure I would have to do a rehab property to make the deal viable and I do not think my maintenance guy is up to the size of project we would have to do.So I would appreciate any thoughts you all have on “picking a market” and the lessons you learned.My questions about learning the market:1) How did each you approach this?

. -$1,500So $147,500-$115,500=$32,000- all other expenses/commissions/holding = I will be making around $19,000 more or less on this one.

I didn't take photos of the drawer and learned my lesson here...

Lessons learned?

Lessons learned?

So many lessons learned here.

With all of Dave's experience he will not touch anything that is not at least 70% occupied he learned his lesson.

Get a track record, take a few lessons from the school of hard knocks and you'll have something to take to private and hard money lenders.