There is absolutely no danger that giving away secrets will hurt my business.

Nothing I said was in disagreement.... just a warning about the danger in trying to wholesale to retail buyers, in general.  

Is there a danger of this insulation being asbestos?

Unless you are in the RE game or have family in it, flipping is dangerous business. 

Even if the issue is on 2 properties out of 10, well they maybe exactly those rare opportunities that other investors overlooled.Same for Airdna or mashvisor.These tools are even dangerous because they present the results in such a nice professional way that a novice investor will trust the quality of the visuals, regardless of the quality of the underlying data that they ignore. 

Well you should really look into that explosion you're having - look up North Dakota's oil industry from a few years back to know what I mean.

It would be dangerous to have 97.5% leverage on a 5 year balloon.  

This is the danger of LC/CFD with unsophisticated or insufficiently advised Buyers in these types of agreements.

It all seems very similar to the years just before 1929, and makes me think that our entire economy, not just real estate, is in one big and very dangerous bubble."

And these numbers don't take the fact that you have to live there for 12 months, which will reduce one of the $725 monthly rent numbers down even more.I'd switch over the 203k rehab loan, find yourself a beat to heck place and build your equity that way.The most dangerous thing you can do in my opinion is to do a deal just because you want to do a deal.Here is how I see your deal by the numbers with $5500 in closing costs:Mortgage Rate 6.00%Length of Mortgage in years 30Monthly Mortgage payment $1,996.05 Taxes $416.67 Sewer and Water $150.00 Trash $- Heat/Utilities $- HOA $- Cap Ex and Ops $172.50 Insurance $125.00 Mgmt Fee $290.00 Vacancy $290.00 Total Expenses $3,440.22 Unit 1 $725.00 Unit 2 $725.00 Unit 3 $725.00 Unit 4 $725.00 Total Revenue $2,900.00Cashflow/month $(540.22)Cashflow/year $(6,482.64)Cash on Cash Return-36.89%