I have people that run it down to lightbulbs, each light switch and outlet cover is counted and figured in to their analysis. 17 pages of SKU numbers from Home Depot or Lowes, who they are having lay carpet and the cost they are paying.

That is not including the 1% lender origination fees. also 500 appraisal fee and then there is the settlement fee from your title company and the title insurance. so 2000k for closing seems really low.

Would you have a suggestion on a low out of pocket brokerage for investors/agents to join?

My wife, who was working very part time for pretty low pay has decided to quit and focus that time on REI, so I'm pumped about that. 

@Twana McGrady I would highly highly recommend the book - How to Invest with no and low money down - by Brandon Turner.

To me, poor tenants in "war zones" are too risky and A class properties have too little reward due to the low risk. 

I read plenty of "Bigger Pockets"  more specifically "THE BOOK ON INVESTING IN REAL ESTATE WITH NO (AND LOW) MONEY DOWN".

However, everything you say regarding potential and likely low cost renovations to flip and sell to less experience sellers is certainly true.

78724 has been a low income area of town for a long time, but has started to transition.

The lending officer said “ we aren’t in business to fund slumlords sir ”  in lower income areas and on lower income properties banks have low limits and very stingy on lending .