@Andrew Postell thanks for the ideas. yes I did run a little excel and found out if i went up in price id have a bit more in the game after final refi.

They are just playing marketing games.

Deals are a number game, keep grinding and you will close more deals $$.

@Forrest Williams End-game I want to BRRRR to infinity... but to get the engine started I was thinking of flipping first...thank you for those comments!!!!

You must understand the rules of the game you are playing if you want to win. 

While not all are willing to cover the land costs (that is considered the borrower's "skin in the game") some can help cover the land purchase if the deal falls within their guidelines.

Developing a funnel has been the most challenging part of this game in good times and hard times.

Both cities just enacted some rent control legislation you'll want to make yourself aware of, and there's plenty of good forums going around BP about that. 

I'm a total rookie obviously and I need a game plan here.

 I just want to know if i should start shopping around for a CPA that aligns with my goals, if i am currently in the game of finding my first investment property.