Being that this is my first time I'm scared to step out there because 1) not sure if it's good enough deal 2) it felt in my lap too easy for it to be a good deal.

If the house is only worth $140 when it is done, no one that know what they are doing will buy it for $110K.Comps from $140 - $178 is not a good enough to make a buying decision.

It is even harder to find ones good enough so that you can make money in addition to the end investor. 

If the deal is good enough to pay the extra fees, you may be better off wholesaling it, and using that money as a downpayment on the next deal.

When that gets mentioned it usually ***-u-mes that you've been networking diligently and have built up a stable of private lenders or connections to them, and/or that you have the savvy to be able to use hard money lenders safely and effectively.One philosophy is that if the deal is good enough to attract money partners and private lenders it has all the necessary financial "ingredients" to be profitable.

How they get paid could happen a couple different ways.  1)  You could get the seller to agree to pay them out of their proceeds2) If it is a good enough deal, you could ask the buyer to pay for them3) You pay for them out of your profit.  

with that said I'm not sure you really need to do that, you can easily hire on a firm and use their expertise and connections as a team member to accomplish what you want, if you find good enough deals out there people will lend you the money!

If it's a good enough deal for you to sell to a wholesaler, it presumably is good enough for you to fix and flip.Before you pass it up really look at it,  when you continplat putting your own money down the deal just seems to get very real.  

. $3,000/mo in positive cash flow isn't good enough if I'm not getting a solid % return on my investment.

From an ROI standpoint, the best ROI items are the things that will take the house from being unable to allow a buyer to qualify for a loan to a house that is in good enough condition to allow the buyer to qualify for a loan.Beyond that, there's not enough information to answer your question.