However after getting my lic i quickly found out it’s vary time consuming working with a client tons of paper work just to have the broker take chunks out of the commissions.

Depending on what type of underwriting method a Mortgage Broker found most suitable for your scenario + your credit score, you could get slightly lower interest rate although 6% is a good number to plug in to be conservative.  

I wasn't going to throw away $5000 by walking away, but the day before closing, we found out that the owner could not sell, after all, due to how much he owed.

I went shopping for flooring companies and found one that will install the "wood look" planks for $4.69/SF including materials and labor.

She finally vacated on day 21 and the per diem used up the entire hold-back, meaning that my buyer was able to keep it.What I found astonishing was that she showed up to the closing table without the slightest idea of where she would live next.  

I just got under contract for this 5BED/2BATH w/mother in law unIt property where the numbers run great with almost $600 of net cash flow a month, which I believe to be decent for my first investment property, BUT there are a couple things I ran into and am seeking advice for. 1) During inspection, we found a few hazardous things on the property, that would need a $20k fix.

City does, I found out the expensive way.

I haven't found one that is even close to making an offer.

I found one lender that would give a true LLC loan and they wanted 50% down...ouch....

A quick update -- I found reputable GC's that build for $200-$250/sqft for the exact same spec home the others were quoting $450/sqft for.