Dont look at the lowest fees as you main criteria.

Two main reasons - first to stop excessive inquiries on your credit and also to not draw on an unsecured line of credit for funds.

I'm mainly interested in Highland, Valparaiso, Hobart, Crown Point, Whiting, and certain parts of Hammond.

Yes less down typically offers a higher COC return, the main thing that I would be worried about is that your total project cost is $152k for a property you say has an ARV of $139k

Not sure about year to balance - maybe that is a component of the forecast?

The Solo 401k will likely be the better structure for you if you're eligible, which requires self-employment.A few Solo 401k benefits:Compared to an IRA, Solo 401k contributions limits are roughly ten times higher.There is no custodial requirement for the 401k.You can take participant loans from the plan.You don't need the additional expense and administration of an LLC to have checkbook control.There is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.

If the appraiser knows that the seller on 123 Main St disclosed a jenky water heater and water damage in the basement, he can/will adjust for it when doing your appraisal.

My main advantage is that when I get the Seller on the phone I have multiple options when it comes to income. 

It’s just not their main job to look out for the numbers we seek. 

Then You’re only putting in 20% of the $1303) other options... though those are the two main ones.