There will be lender fees and title insurance that will probably be another $20-$50k.

I think if you can get a good team, hopefully a good handyman, plumber, know of a good electrician and a good HVAC or furnace guy depending on where you live, and follow through with late fees and posting notices when someone goes past the late fee (you have to train your tenants or they will always take advantage of you) then you will be fine.

With 9verhead and fees, I wouldn't expect 5:1, but maybe 3 to 1 when your % is figured out?

If you do the reno on the move-out unit, you will add value and equity and can probably pull more cash out with a higher appraisal.

You're pulling loans from everywhere and to pull this off.

Of the 650k+ leads this past year our clients pulled in, 213,950 are from SEO (this doesn't include phone call leads, which is usually from 30-50% of leads on a site). 

I don't wanna run people away by asking for $50 app fee but should i simply trust the process?

To help you in your search: be sure to find an accountant that is willing to grow with you, and is not too high priced fee wise.

Like a lot of cities, one of the ones I happen to invest in charges an annual $50 registration/renewal fee per each SFH.

@Randall E Collins One way around the assignment is merely draft an amendment to the original contract with the agent stating "Buyer and Seller agree that XYZ (your end buyer) is the buyer" (or word it how you all agree) BUT have an email with the end buyer and the closing company stating what your fee is first to secure your fee.