So you can change the down easily enough if you find they actually put more down.This doesn't tell the whole story but it generally answers your question.What is left out is that when going to selling, the owner ends up spending about 8% of the value of a home on real estate agent fees, & other closing costs.So, selling a home at $120,000 costs the seller about 8% or $9,600Keep in mind that 3 different appraisers will give 3 different values and they could be 15% higher or lower than the other guy.

I had my assistant investigate this awhile back because some of our clients were getting payments in advance and some weren't.

You may be able to take in as an assistant.

You do NOT have to be an accredited investor or a sophisticated investor to partner with a sponsor on a syndication - assuming you can convince him/her to let you assist.

My original budget was: $158k (purchase) + $11k (rehab + holding) + $9k (selling closing costs) = $178k total spend.

I think it's much easier to think of simply spending all the proceeds since if you buy multiples as Clayton said you may want to allocate your proceeds so that a few properties you buy for cash or with minimal leverage. 

To answer your question, I would not built a shed and spend money on it.

I'll work on developing and refining systems (Podio, virtual assistants, etc.) as lead generation ramps up.Stay in touch.

I would spend 4-5 hours a day 5-6 days a week working at the house.

I'm sure several agents will chime in and will be able to assist you.