I missed some good opportunities in the beginning because of my insistence on being all cash.

I know we won’t be able to avoid all backpedaling, but I don’t want to have to restructure later, transferring properties and missing documentation necessary for tax benefits because I didn’t know to save it. 

I don't see where the 70% rule would work out in this market so I would not want to offer more than flippers would pay but I also would not want to be way under either and miss out on some good opportunities.  

Outside of the shortage of rent you didn't miss any months of rent to keep. 

Seems like you may have missed including some details about the specific prohibitions that you intended to include. 

Patch and repaint problem areas or repaint entire house.

Also known as “credit invisibles,” these are mostly low-income minorities and immigrants, and having access to their personal habits and behavior as exhibited on the internet is supposed to help banks and other lenders “profile” them precisely enough to determine if they should be given a loan.On the other hand, citizens who are “scorable” but whose score is low might suffer in the new system now in the making, as their online activity could persuade lenders to cut them off from access to money.Although the move in this direction looks inevitable, some key answers are missing: what data scraped from the internet will be used to determine someone’s credit rating, and how it will be secured.IMF’s post warns, however, to expect an “efficiency-privacy trade-off.”https://reclaimthenet.org/imf-...

Then any rehab you have those cost, they add up quick from light bulbs and batteries to water heaters and air conditioners.Once you get a tenant in it they will find things that don't work that you missed because nobody has been living there get ready for a few calls to sort things out if its been awhile since anyone lived there. 

Of all the things I've lost I do miss my mind the most!

Make sure to have reserve cash after purchase- construction was delayed since we were counting on W2 income to support rehabgo walk inside properties before submitting the offer- in this case we missed foundation problem which increased rehab costAlways pull permit.