I wrote a BP blog discussing all the true costs of a flip and how to build your own calculator, but I don't think I'm allowed to post here (it would be viewed as self-promotion). 

Is that true and why?

This is especially true for competitive markets.I recommend that you connect with a local Realtor who can show you actual numbers in your target market. 

Learned a ton about managing contractors and the true costs of a remodel.

Not every 'buyer' is a true willing and able buyer that gets full engagement from me.  

Learned a ton about managing contractors and the true costs of a remodel.

From true cost, my direct mail costs me 5.6 cents + postage per piece. 

True that!

@Murat Caliskan Aloha mate to answer part of your question id say real estate investing as a whole is pretty saturated you know especially wholesaling because it comes off as the "get rich with no money" type of thing when really its not completely true you know?

And while I'm on the topic, I've read you have to prove you have tenants ready to move into the BRRRR after rehab is complete in order to get approved for the loan....True or False?