Given my limited time and money I m making progress ( which is great) but I m struggling.

The interest carry will eat your profits fast especially if you struggle to get the project done and sold quickly.

@Chris Policicchio sounds exactly like our situation - slate roof with box gutters on an old triplex, and we've been struggling to get quotes. 

I have been struggling to get some deals put together for the last 12 months or so.

That can make a difference between a new location thriving with franchisee paying royalty fees on time and a struggling operator where the store gets mismanaged and undercapitalized and shuts down where corporate franchisor has to take over to find a suitable franchisee.2.

I am still struggling to get over that “hurdle” of feeling comfortable and confident with a deal.

So now we're down to three guys and we still have struggles, but there has been more positive experiences then bad experiences. 

As a new investor who's constantly checking out properties, and struggling to find deals that I can purchase for 70% of ARV, with a 10-12% ROI per year, that absolutely blows my mind.How does one find properties that are so cheap, yet yield such an absurd amount of return on investment?

Additionally, I am struggling to rationalize the $3 million asking price.

However, I'm still a lone wolf by nature so this is something I continue to struggle with on a daily basis.