If you can do it yourself you save on contractor costs, but you also take longer and risk losing another month rent.

 $120k coming from loans, and the remainder being my cash.In this market, the best way to lose money on a flip is to run out of money halfway through, and no capital available to you.

Anybody has a good script that I can use too talked too sellers, buyers, creative finance Approaches etc.I talked too Multiple sellers and buyers but sometimes I get stuck and forget what too say and lose my train of thought.

You will not lose the deduction. 

Its so painful to see my cash lose purchasing power every month so im feeling the pressure to get in quickly.

Then she ran the actual numbers and found out we were losing money by renting out the homes.

In this case your interests and the HML's interests are aligned, they know that if you lose the house, you ain't going to be paying them back, and they do not want that outcome any more than you do.

If a property has been on the market for a long time, you are more likely to get a good deal depending on how desperate the seller is but I would definitely do some research on the property to make sure there aren't any hidden liens or large problems that would cause you to lose money in the long run.

You can always find work to pay for your current bills, so you should not be worried "losing" that cash savings.The key here is invest your money, not spending.

Sounds like you have a decent amount of momentum going right now and you don't want to lose any steam!