Sounds like a broken record, huh!

You mention that he's hard to get in touch with.This might become very important halfway or more typically 3/4 of the way into the job, when the handyman decides it's time to drop off the earth for three months.You can also expect that the handyman will want to be paid proportionately or ahead of time as he completes work.

Through inspections, I found that it needs much more repairs than I had originally expected. 

I'm fairly good about letting things roll off my back, although I've seen this kind of belittling comments from so called "seasoned" investors on BP more times than I would expect from people who, one would think, would have some standards, given how they've "succeeded" in business. 

Am I expected to come with correct numbers 100%?? 

Be sharp and professional and set expectations for what you will and will not do for them.

Expected rate to return will depend on Investors Strategy independent to project.

Keep in mind that the 4-5 cap dogs are being purchased by operators like me who are expecting to drive the cap rate to a 10-12 cap within the first year.

Student lifestyles and property conditions may not meet expectations for a family.

We're in the middle of our first flip and it's looking like we won't make much of a profit unless it sells for more than I expect, but that's okay!