I had to edit the report 6 or 7 times; playing around with the numbers and learning how properly enter all the data.A realtor that I met on BP (don't know if I should name drop here) advised me that the ARV would be about 130K and that it would rent for about $1,100. 70% of 130,000 is 91,000.

The cost of living generally eats most small investors profits when owning properities outright.  

(Business cards, licenses, tool trailers, equipment, etc.) 

It was only the request to transfer money through PayPal rather than a credit card that tipped him off to a potential scam. 

I have proper and cbiz insurance which does both what you are asking for, it covers  like a normal home insurance and covers the business side. 

I then renovated the place using a combination of credit cards or asking for delayed payments from the contractors. 

The card is 0% interest for 12 months.

no, sets a bad precedence, not required to, get them a gift card or something if you need toMainly, how do I set expectations that the issue cant be resolved in the same day ? 

Plus they give you the proper verbiage to use speaking with all kinds of motivated sellers.

I usual work in the SW Portland are, but outside of Portland proper.