You're going to need some type of written documentation to protect your portion of the investment, ie the rehab expenses.  

Could there be an issue of the shear lot size to where it couldn't be built on anymore or for a mobile to be placed on it dude to law changes?

Each cycle has a portion at the end where the years of trending improvements flatten out.

Wow, sounds like a great way to get into a house for nothing, while keeping some powder dry on the side @Brian Volland.The only other thing that might be a useful metric would be to do present value calculations on the portion of cash flow that you would effectively hold in reserve for future CapEx, rainy day funds, etc.

"A huge issue that we had moving in was learning that the box springs for our beds will not fit up the stairway- not even the smaller size for kids beds.

He explains it is the portion I (buyer) must pay at closing to him (Buyer RE agent) and it is stipulated up front in the Agent MLS sheet that only the RE agents can see, this is, he is NOT allowed to show it to me which doesn't make sense to me as things must be transparent.

My mission as stated above is to build a client base of steady customers who call on me again and again for all their small to medium sized repairs and improvements. 

LOL.. judge just signed my order.. house is 100% covered in vines and blackberries and there is just a tiny path to the front door.. she opens the cat food cans and just chucks them on the little space on the porch.. since she would not answer us I had the cops do a wellness check and they did get her to the door.. you have to hold your breath when you get within 10 feet it.Also I am told the brother took a car apart and put it back together in the basement so supposedly there is a full size car we will have to deal with.. but this is a demo and rebuild new construction...

He taught me how to buy "no money down," he didn't teach me how to fund it.I went to this particular lender pitching a 12 unit apt building, and he looked at me intently, sizing me up and down.  

If the deal is for $140k all cash (and you get $40k right back), you're probably OK. but any half-wit loan officer the tenant uses will see right through what you did, which is to artificially bump up the market history of the property to influence the appraisal and mortgage size the tenant is applying for.