From my research, the average closing cost of a single-family home in Texas is between 0.98% to 1.31% of the final home sales price.

It's a little esoteric because it's more theoretical since it just feels like cash is leaving your pocket.The pay down of principal on a loan is included in the net worth return calculation because on a monthly basis the liability is shrinking, thus increasing your networth on the other side of the equation as assets are subtracted less and less each time.Also I might be mistaken but wasn't the equation from Craig Curelop's book? 

Although it appears to be in the process of being gentrified with home prices in that area increasing 72% over the last 5 years. 

To save cost and headache I suggest to keep your property and his property out.

You may get a 2% return the first year, but that should increase over time.

It needs to be a certain speed, certain smoothness to your due diligence and underwriting procedure, you really shouldn’t get too much into the weeds, especially when calculating monthly costs.  

Many rehabs in my market do not use a GC and are owner builder permits   I just completed my most costly unit rehab.  

Partner Driven financed the Curran St deal using its own capital, covering the $25,000 purchase price and $11,000 in renovation costs.

While you might be cheaper off the MLS, it costs you a lot of money and time to do that. 

And you need a trustworthy cost segregation provider.With permission from my client, I am sharing a story how a very well known cost segregation provider recently destroyed that trust.My client bought a multifamily property and did extensive renovations to it.