Getting your Real Estate license is a great idea for flipping houses you will be able to save 2.5-3% when you buy (if listed on MLS) but definitely when you sell which is a nice added cushion in case unexpected expenses come up especially when starting out!

So like I fool I thought this person worked a couple jobs putting in 80 hour weeks and rehabbed his own house etc.

contractor or maybe contractor these guys that do low value jobs are basically judgement proof as in they have no money..

The nice thing about commercial is that it's a little easier to figure out your returns.  

To have a home you had to have property and if you were going to build a home it was usually a very nice home. 

A Perfect nice 3/2/2 1400 sq ft per side is 575k , this one could be 365k if they accept my offer i sent last night) this rents for 1600 the perfect one rents for 1850-1900 but takes 6x the cash to get in breaking all the returns with cash flow going to 0 , Cash on cash going to 2.3%, and cap going to 6.7, overall a larger piece to manage.

But, if others work on your property, you should just be compensating them with payment for a job done.  

The appreciation is nice but is not a given and is more of a hope

@Baskar Krishnan - Flips are doing well (nicely renovated, not just painting walls and cabinets). 80K seems high.

That's a gut job