A lot of extra unnecessary costs. 

________________Thanks Gideon, I will surely include the extra numbers to play it safe and so that the rehabber / end buyer will have all their costs covered, but I noticed you based these deductions from the ARV and not the asking price, do I make these deductions using the ARV from sold comps.?

Just as an extra thought.  

If you purchased SFH (with no HOA fees), then you would have that extra $150-$200/mo from HOA fees to go to increase your cash flow, save for repairs, etc.2) Have you considered using some of the excess money (current going to pay down the mortgage) and putting it into an account for each property to cover repairs and eventual replacement of items?

I remember rehabbing my first "Burn Out" It was a 3 year old 4,400 sqft home that a homeowner tried to burn down due to a dispute with the builder.

I need to pay extra legal fees and extra cash in bank account as guarantee. 

In the name of "going the extra mile."

Keep in mind we do not close until the end of March so they are burning through this as we speak.

I buy properties with foundation problems, burned out houses, and 'crime' neighborhoods according to some people.

I am only 23 so I don't mind waiting the extra year to get my first income-producing property, but rather house hack if the deal presents itself.