No one anticipates how much work this business really is.

I need to get more details from my husband but he doesn't anticipate more loans (if we went over 4) being a issue.

I am a bit confused that its more difficult to refinance from a HML to conventional than I initially anticipated.

This is why 50% is used as a total estimate of gross expected revenue and 60% costs is used if landlord pays water/ sewer for tenants.I think your resale evaluation based on factored expenses is off and the rehab could take longer and be more expensive than anticipated.

I was anticipating it being approved by closing.

If you buy all cash then you just have to worry about diminishing return on your money, RE will always hold value just maybe not what you anticipated.

We are still anticipating a market correction will begin to open the door for more attractive deals for our buy and hold buyers.

Unless you anticipate going in during or after the rehab to do it yourself, make sure you include in the bid, things like:- Trim- Painting - Light fixtures/fans- All floors and surfaces as you imagine the tenants using- Landscaping - Etc. 

They had to rent it at a lower monthly amount than they anticipated and the renters were very hard on it.

As I have invested a lot into improvements/maintenance I do not anticipate that there would be much for the property manager to do.