If the nature of your expenses in 2018 are in the form of research, investigating, meeting with professionals (lawyers, etc) and getting things ready to go, then these expenses may be classified as Start Up Expenses.If that's the case, then you may deduct up to $5000 of these types of expenses in the year you actually start your business (it sounds like 2018 was not that year, so 2018 would not be a viable year for this deduction). 

I suppose it's possible to finder a lender that would do it, but it's riskier so the rates would naturally be higher.

This is when a straight purchase is perfect as long as the seller is motivated enough to take a discounted offer.Of course, a delinquent seller will be more motivated than a seller who is current on their mortgage.For more details on these strategies read this article on BiggerPockets in the Innovative Strategies forum.The point of all of this is that having a good plan and setting it up so I would have no choice but to take action made me get out of my fears and actually get started.It's like stage fright, it seems intimidating at first, but once you start doing it on a regular basis, it starts to feel more natural and the fears fade away.

Most new investors are totally blind sided by how hard it is to get sober contractors to working in their small rental homes & things of that nature.

I assume i will be able to qualify for300K profit, with 75K in transaction cost (6% RE commission + 2% tax + 2% on Misc spruce up/staging/mortgage etc)Cash flow is positive because of low mortgage, 15 year interest at 2.625, But rental yield is very low 4% based on current market price that is the nature of the yield in this area i can find 5 or 6% yield maximum if I find wholesale or auction property in my area.

Banks know that if the economy goes down and that business goes down inside of that property then their goes the loan payment to the bank...When you combine the cyclical nature of the commercial world plus the risk associated with commercial loans then your refi cashout is a ripe scenario for uncertainty with short financing terms.The reason its uncertain is because the bank does not know that if you cashout the equity in the property that you will actually stay in the property and make payments... 

Dodd Frank and CFPB are expensive mistresses to satiate with compliance costs, which naturally is passed onto you.

Naturally, there is always the chance that you don't need to know anything and could just get lucky.

Fred asked the natural first questions.

Markets are pretty good at responding to supply and demand naturally.