I lost count of what attempt this is.

This would include lost rents, lease up costs, and risk. 

Flip an Hold" is a typo for Flip and Hold, as in two different strategies being analyzed at the same time.Combine all three in your analysis, and you have multiple strategies you that gives you a certain amount of risk control in case your first option (say flipping) doesn't work (could be nothing more than a change in market, seasonal issues, etc...).  

The big key is that you never touch or otherwise get direct control of the cash.

You control the property.

Would you make an offer (just to control the property) before you knew exactly where every penny was coming from?

One fly in Hayward's ointment is Rent Control. 

I wouldn't know what I would need from them yet, and I'm touring 10-15 properties a weekOnce I tour the property, it seems I have to get an offer in within 48 hours or so, I've already lost out on 5-6 houses I was interested in because I waited too long.  

Other dear friends moved in  to Gilbert Arizona and they lost money on their home they sold 1 month ago.

How much do you pay per service and how do you control how many service visits the contractor makes.