I read books and I spend time on BiggerPockets constantly.

I know we are all busy in this business, myself included, but the way I look at it is if you have an hour to go look at every property I email you, why aren't you able to spend 30 minutes to meet with me just once?

Our Vet is into commercial so we spend 10 minutes on the dog & 15 on REI.

One can spend hours talking about risks.At a high level you can remove all risks by doing 2 things 1) Adding disclaimer when you sell AND/OR 2) Doing double close aka you buy first and then you sell. 

You will probably spend more than that number to get this place performing.

For one small snapshot, consider spending $12,000 on bed bugs in one year. 

The house was a little out of the price range i was looking to spend in anyway so i didn't plan to put an offer in (asking price $189,900).

I want to spend less than $3,000 on inspections and closing costs I want to spend less than $20,000 in initial repairs and rehab Schools above 6 rating Tenants pay all utilities Ideally: Rent 1% or more of ARV Ideally:10-12%+ CoC ROIIdeally: I want minimum 100+ monthly cash flow or 100/door after ALL expensesWhen possible, I want to purchase multifamily units (2-4, max 8)Values we use in our calculations: 5.5% interest rate, 30 years, 25% DP 10% vacancy 6% repairs and maintenance 6% capital expenditures 10% management fees 2% annual income growth 2% annual appreciation growth 2% annual expenses growth 6% sales/exit expenses

Is it simple to use or did you spend a lot of time learning how to navigate it?  

Is it easy to use or did you have to spend a lot of time learning how to navigate it?