I don't know if I'm just over estimating repair costs or if I'm just missing something.As a realtor, I know my ARV is spot on that's the easy part for me.

Are there lenders that that can allow for me to compete with the Cash Buyers who scoop up everything within days of hitting market.

I can see a situation where you and a person very experienced in property management team up and form a company to acquire assets and each of you get some sort of split of the revenue (and expenses) of that company. 

So I know this contractor who has done a few jobs for me at my own home. 

In the past, I just write an offer that works for me and then if they don't like it, I walk away.This guy wants the appraised value of the house from 2013 which is 250k.

I wake up everyday with an unexplainable urge/hunger to invest in commercial real estate, but I have to spend the entire day learning abstract skills which I will never use in life.

It really depends on the interest rate for each form of debt you have. 

This was a major turning point for me.

At the top it says TOOLS that is where they are for me. 

For me, i missed out on the roi, but many people are having problems buying their first home and it truly is unfair.