There may even be things running through your HUD-1 that doesn't fall into any of these buckets.  

These gurus are making money by hype, join your local REI .Do not fall in the trap

Example:  If you see a log cabin that's falling down, but you think that's a great vacation spot and lots of people would like to rent it for a week, that's not something you'll find much of an appetite for in the hard money community.  

The seller has had enough so if this deal falls through we have to walk away.  

We experience this type of thing far too often when wholesalers bring us a home to buy from them and then once we get closer to the closing table an issue comes up and it results in us having to either pay more for the home, the wholesaler taking less or the deal falling out all together.  

if you buy and in 6 months the value shoots way up it could fall just as fast. 

Our recession was sharp, but growth resumed quickly.So in short, What i can buy in Niagara Falls NY for $100,000 Canadian would cost me $300,000-$500,000 Canadian in Niagara Falls Ontario and the rents are the same.so right now, I want the short term cash flow the US will provide me compared to the long term appreciation of Canadian real estate and that's why i'm looking to invest in the States

Unless of course you're selling a guru course, then deals are falling from the sky. 

A lease that is a minimum of a year and terminates in the spring or fall is your friend.

If you've completed a BRRR and later on the rent falls below your expenses AND you're underwater, you're taking a loss.