So… my inexperience definitely shows here.

I could and should have received a higher concession from the seller but due to my inexperience I learned an expensive lesson.

I know there's different formulas for figuring out my MAO, but I'm having trouble estimating these keys #'s (ARV and rehab cost) due to inexperience.

You're argument and points wreak of inexperience and idealism.

For someone's first real estate investing purchase, it should be a crawl before you walk, not half a million dollar and 100k down payment to find out you calculated things very improperly (the renovation, the total acquisition costs, rents, tenant laws) due to first timers inexperience. 

Given my inexperience I'd like to start with a turnkey (or anything that needs close to zero upfront work).

Also, since I'm inexperience with this I would greatly appreciate any other comments you might have on any other items I put into this report.  

Mistakes are multiplied by inexperience. 

Lots of times they are pretty new, and their inexperience causes them to make one or more expensive rookie mistakes.

I've worked with a GC on a handful of projects now, but I am definitely still new to doing rehabs (both small and big), and given my inexperience, I don't have the best grasp on the expectation for how long a project should take.