Look at affordable areas like Mesquite, Grand Prairie, or Cedar Hill and go for an FHA (3.5%) You need to know where exactly you will be working first.Closing costs can run $5K-$10K, so negotiating seller concessionsor using first-time homebuyer programscan help.

Oil heating costs are outrageous and you also have to deal with leaking tanks which can be a nightmare.

Pictures, pictures, pictures, especially in morning light.Indoor staging needn't be costly.

Sorry one additional item I hit post too soon...The reason I asked about TIA is because you generally want to get a contractors opinion of cost prior to lease during that negotiating phase so you know how much that TIA covers and what you'll be coming out of pocket for.  

-save $1k+ in taxes and fees yearly-can use the savings to get more insurance and a higher liability than the value of house. for flipping houses in California does anyone just put into sole proprietor own name and just use the $1k+ in savings for LLC costs into Insurance or use for savingor am I just being too risky. 

Between carrying costs, having to potentially raise equity and/or utilizing debt during the pre-development period  had I settled plus associated time, I  probably would have spent a similar amount of money.

It's an opportunity cost, just like anything else.

Also, managing the property as a rental could offer tax benefits.When purchasing, keep in mind condo association fees and maintenance costs.

One month of vacancy will cost you $2,600 + $200 utilities.

@Ross DerouenBigger Pockets is a great place to find an accountant specializing in real estate taxation.A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant specializing in real estate taxation, business taxation, financial planning and tax planning.Consider working with your accountant remotely to expand your options.I would also recommend looking for an accountant willing to work with you throughout the year.