What should make ready cost? 

Make sure, if you can, that the total project cost is south of 70% of the ARV. 

Flipping is 10x the time that wholesaling is, in or out of state, and if you don't pay attention you will lose and lose on contractors.A first flip will take you 2-3x longer than you think, cost 2-3x more than you think, and one contractor will walk with your money at least.What you are trying to do is to create a side hustle in real estate, but you are biting off things that you don't have time for.

Instead focus on building a profitable business and work towards having no debt.

Education expenses can be considered a write-off so potentially (ask your accountant) the Pro Membership cost could be considered a write-off.

Detroit is a strong market for investors overall, due to its affordable entry cost vs rents, growing demand and positive news.PM us for more info if interested.

Not sure of the sentiment of everyone for Kris Krohn within the BP community but I’ve seen him say it’s not the benefit that you may think as you are beholden to other rules/laws that one would not be without a license.It does seem as though the cost of obtaining and maintaining a license coupled with the costs to have access to things such as the MLS would directly impact overall profits. 

And that by itself could blow up your exchange.The cost for a QI like us to do your 1031 exchange is very small - especially considering al of the other issues you have going with this sale.The QI does have to be in place prior to the sale of the old property.  1.

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When you do business someone can make a claim even if you didn't actually do what your being accused of, its about having process and documentation to prove that you were not in violation.