They'd be better off making a law that stated it is illegal to eat bad food if you don't meet certain physical fitness requirements.

You may be able to find someone to rent the property at above market rates, but your turnover rate will be higher, leading to higher vacancy costs, turnover expenses and leasing commissions, which will more than eat up any extra monthly rent you received.

So for brokerages it's a lot of hand holding in the beginning and training which is why they take a fat 50% off your first 2 to 3 deals generally.If you show over time you are a performer with closing after closing the split can improve to 70/30, 80/20, 90/10.Heck there are even brokerages that charge a flat fee per transaction but your just  a number and forget about in depth guidance.Best thing you can do is usually find a top performer to emulate and attach onto to learn from.You could also just sit a subdivision and sell model homes.

I would guess that the income taxes are eating you alive on this amount of volume.  

As someone looking to buy and hold I'm avoiding ARM liens where possible because of the extra risk from rate resets eating into your cash flow.

It would seem to me that $1300 per month rent, minus 50% rule, debt service and HOA fees will really eat into your budget.

Hi @Jared Cacciapaglia   also consider that using a private lender will allow you to present offers as "cash offers" and close in a short timeframe, all things that should make your offer stronger and more appreciated by the seller.This should grant you better sale conditions, or at least to avoid being kicked off the deal (many sellers do not deal at all with financing contingency offers, as you surely know).I had hard times in getting offers approved by using the conventional financing…Of course you need to make your numbers before to proceed with private lending as the interest could be eating out the profit, but for flippings that's ok

It can be done, but in this case it sounds like you are trying to get awfully fat for such limited skin in the game... 

What are some things that I'm not considering that could potentially eat up my cashflow?

It may not make the fat commission checks, but it can help get the income started and a little more steady.