Just that the statements about what qualifies and what doesn't in those numbers is difficult to make broad statements that apply to every state.

Pretty broad statement, fact is, concrete or blacktop are both only as good as the preparation and installation of them.

Re-define your goals better than "flip a little than own rentals".

You simply define what cash on cash you need and then based on the debt service you can get what you can pay to achieve that.If the seller will not do that do not put yourself in a bad situation.

First step is you as an agent need to define if you want to work with investors or not.What is transacting in the area you service and at what price points??

How was the scope of work defined?

And your rent range of 1800 to 2200 for that one unit is way too broad; get a better number, maybe plus or minus $100 in that price range.It's your first, so these are new things you'll need to learn to have a better shot at being successful.

Figure out your game plan, 1 yr 5 yr etc. really define those goals.

My thinking is a big, broad net catches the most fish.

.), it's tough to exactly plan when and how to jump out of renter mode (with a defined lease) and into owner-occupied territory without months and months of double payments.