What about attending sales meetings, going to company training events, phone duty, etc.There is a slight chance that your local MLS might allow you to join as an individual once you renew your license but that is rare from what I’ve heard and varies state to state.

So I set aside 10% for future repairs and cap-ex in one line. 

Unlike auto, surplus, or junk auctions a real estate auctioneer will usually let you stop the show and take a time out to step outside and "make a phone call" or whatever.

I have a rehab analysis spreadsheet uploaded in my file place which includes a Repair Estimator & Rehab Calculator to help you estimate repair costs and analyze the Max Purchase Price you should offer for a rehab.https://www.biggerpockets.com/files/user/drobertso...There are other good spreadsheets in the fileplace, or BP has their own web-based calculators.

Those loans generally use 20% down of your acquisition and repair costs for single family homes. 

The whole place was redone 5 years ago, and is in very good shape, so I shouldn't have to make any big repairs (fingers crossed) to structure, appliances, etc.

Also know there are mortgages that will include the "repair" cost and appraise after repair but I know near nothing about them other then they do exist out there.   

Also, what is the risk of bank calling the loan and what happens if they do.Balance $102,500As-is value 125k (with minor repairs)10k repairs ARV 130-140k25-30k repairs ARV 160kPITI is 1,000Market rent 1200-1300.I would love to hear your thoughts on what would be the best scenario and what you have done with subject to deals.

Since banks are not friendly to this kind of property, how would you go about financing the repairs.

I also assumed 30 year mortgage and no repairs needed now.