I only have 2k in my savings account because I dump my extra on credit card balances and paying extra principal on other loans and put a little into savings.

A simple zoning change (the city will almost always approve down zoning) will net you a few extra $100kIn Milwaukee I am way more open to it, but again the area I buy in has a high concentration of 2-4 unit properties so it is socially acceptable to live in an apartment vs a house and a SFH only rents for $100-$200 more

A lot of extra unnecessary costs. 

________________Thanks Gideon, I will surely include the extra numbers to play it safe and so that the rehabber / end buyer will have all their costs covered, but I noticed you based these deductions from the ARV and not the asking price, do I make these deductions using the ARV from sold comps.?

Just as an extra thought.  

If you purchased SFH (with no HOA fees), then you would have that extra $150-$200/mo from HOA fees to go to increase your cash flow, save for repairs, etc.2) Have you considered using some of the excess money (current going to pay down the mortgage) and putting it into an account for each property to cover repairs and eventual replacement of items?

My question is HOW DO WE FIND THE TRUTH??

I need to pay extra legal fees and extra cash in bank account as guarantee. 

In the name of "going the extra mile."

You have to know the local area, or have a realtor in the local area that will tell you the truth about the area.