Hey Ryan, I hope that my response stays focused here but I'll try to address your questions as this is something that I have actually been thinking about a lot.

None of the CFPB-required disclosures require lenders to disclose what percentage of loans they actually close, and what percent they deny 3 days before scheduled closing after all contingencies have been lifted.

I have $10k in profit, and my original $500k back to lend to the next person.Let's say I flip that same $500k 10 times in a year.I just earned $100k on $500k.That's a 20% ROI.In reality there's a lot more going on, various estimates say the net cost to originate a single loan is $4500 to $8500 mostly due to Dodd-Frank and CFPB... probably 0.5% of your interest rate is just that alone.

I’d contact the title company I worked with and bam by 11 I’d have 60 years of title history...yup West coast have digital title plants.. and the other east coast the records are at court house and an abstractor has to collect them for a fee.. or you have to do it yourself.. keep in mind East coast records are far older than west coast.. we are babys .. most records start with Spanish land grants.. along with section and range descriptions.. with 90% of the searchs done in lot and block.Just like some states people actually survey an SFR before they buy it.. that simply is never done in a subdivision on the west coast if you asked for one realtors and others would look at you like your were from  Mars or maybe Venus

I've def. noticed Xome countering bids, although I think there was actual bidding on the 2nd auction.

There actually are more deals in my market than I realized.

You need actual hard fast numbers for:a - Existing debt  ("...could be anywhere between $100k-$120k..." is useless info)b - Rehab needed  ("...gonna need at least another 15-20k..." is also useless)c - ARV  ("The ARV is about $166k.." again, useless) d - Rent (unknown, but critical to analyze for a rental)e - taxes and insurance as a rental (unknown, but critical to analyze for a rental)f - cash you have to work withMy recommendation would be to get the above information as exact as you can...or, pass on the house. 

Id need some facts, actual buildings coming and when.. would be easier to gauge potential

At that pricing maybe he will actually do the work but to me I wouldn't give my grandmother that kind of deposit....

She was not involved save for the first 2 visits and the last full month of our searching and actually looking at listings.