I want the tenants to move out solely because the place needs a major renovation and subsequent rental price increase.

Of course there are financing, closing costs, taxes, insurance and utilities during your hold period that reduce this to your 'net profit' something less Some would say 70% of ARV is a great deal.

Then you have "skin in the game" and maybe you split profits 50/50 but also have split ownership of the property in an LLC?  

A live in flip would be something you buy as a primary residence at a steep discount that requires some work, that you can do over the course of the year, sell for a profit, and roll that investment gain into your next project. 3.

I have been listening to the Bigger Pockets podcasts ad nauseum for several months now while I work for my father (when I'm not working with clients I keep the money flowing by doing so) and one of the main things that I have taken away from all of the guests is the majorities' response to the question of "what do you think separates successful investors from those who give up, fail, or never get started with investing?"

Assuming the property does not have major issues such as deferred maintenance or lacks desirability, accepting anything less than 20% down, minimum, is asking for problems.  

I'm looking at several apartment buildings for sale in Idaho next to a major university.

I met my savings goal, sold my house at a profit, and moved in with family so I could reduce my monthly spending and have substantial liquidity to purchase my first deal.

I know there are ways to make profit in either market with varying strategies, so why are investors so worried about it?

The one thing that is bothering me is that I feel like I cannot use the profit for quite a while.