@John Teachout very true.

It’s a little nerve racking going the commercial route...means true business level now.

Colorado Springs does indeed to seem to be a tough place to start out with a true BRRRR for your first investment.

Any closing attorney in Metro Atlanta can do either, but I wanted to make sure I understood your true intent.I'm happy to refer you to a great closing attorney!

This is true when working with buyers that are not you, and even if those buyers are going to use hard money to purchase the property (they are still buying the house like it was cash).

I know a lot of people say they are typically more expensive, which is true, but they can also be so much more flexible, as well. 

Anything outside of these rangers may be too good to be true or just a really bad deal depending on which side it falls.As for what to look for in a lender...

Zillow estimates areas could see 7% appreciation in one year, so if that holds true you can get your money back even after fees of selling, and I used 3.5% down FHA.

All of that makes sense and I felt like my "strategy" was probably too good to be true.  

That is has been a tried and true resource for many flippers over the past 20 years or so.