In which, I take 30% of the ARV right of the top for closing cost, carrying cost and Profit.

Did it appear to him that you were wanting everything - a lower price, higher rent price, him to carry the financing - and in the end, it was too much of a good thing for you?

I buy in good neighborhoods (Two tests: There are no bars on the windows and I don't feel the need to carry a gun.); in Houston area the houses are $135k to $175k ARV; the monthly rent is about $200 more than 1% of the TOTAL COST. 

Properties that are newly listed will typically carry the most steam, don’t chance it on losing potential tenants. 

Purchase price 800K with 130k downpayment with 30 year amortization at 4.95% seller carry. 

I do carry general liability insurance for the time being.

Are you able to carry the costs of a rehab for 3-6 months while the work is performed and before you have it rented?

Additionally, shop around an umbrella coverage.Speaking of insurance, have your lease mandate tenants also carry renters insurance and provide evidence of the renters insurance prior to move in.Probably obvious, but I use Avail for customizing applications, tenant screenings (background, credit, eviction check), creating a lease, and collecting payment.

They carry most of the popular ones in topics from Roofing and Siding, to Masonry, to Trim, to Tile, etc.....Try each book out, when you find the one that speaks to YOU, then buy it used off Amazon to keep in your personal library.

I can assure you all that I have what it takes to carry out my duties, and would be delighted to talk to you personally so you could learn more about me, and determine whether or not I am fit for it.