Many of my clients receive exclusive off market listings from me directly. 

100/sqft on a full gut sounds about right - This includes new roof, siding, windowns, electrical, framing, etc - basically everything besides foundation and structureFor a more cosmetic rehab with minimal expenses and alterations to electrical, plumbing, etc you are looking close to 50-60sqftFeel free to reach out anytime and I'd be happy to see your numbers and the project. 

Self Insurance.  

Please let me know if you continue to have restrictions accessing Pro Exclusive Tools and Services and I'd be happy to assist. 

You don’t include the principal payoff that your guests are providing nor the property appreciation.

In his diagrams, he considered all rental properties as passive income, and had noted that profits (if any) from this passive income are not able to be utilized to fund a solo 401k or a self directed IRA.  

If legal, is there anything specific that I need to include in the agreement other than the sale date and sale price to make it ironclad ?

The first statement "he sold it with no capital gains" is a bit worrying, do you mean he used section 121 exclusion for the capital gains he incurred selling a primary residence? 

You can automate your self and spend 15 minutes a week reviewing pricing in your market and adjust as needed.

I do not know of a BRRRR opportunity that doesn't have a life cycle that costs less than like 22k including all out of pocket expenses and that's if your purchase is around 75k - 90k.When I am setting up a market for my clients, first thing I do is call some agents in the market.