Quote from @Jeremy VanDolder: First, I think you made a mistake by sending a cleaner once a month.

One mistake I’ve made in the past is relying too heavily on numbers provided by various real estate websites, so I’m curious how you’re verifying the property’s financials.Looking forward to hearing back!

As a general rule I like to buy the worst house in an area and make it one of the best.

Need to try though.For the future, to not repeat your mistake, read this post:https://www.biggerpockets.com/forums/51/topics/1167632-expla...

Now for my out-of-pocket expenses:Down payment: $7500 (Hard money loan 90% purchase price 100% rehab)Closing costs: $6500Inspection: $400Agent's commission: $5200 (didn't raise purchase price of house with seller concessions, so that money didn't apply to the commission sadly. won't make this mistake again)Holding costs: $1300 (one interest-only payment of $770, roughly $200 in utilities and $360 in insurance)Total: roughly 21 grand. 

At worst, it's deciding who get's that $ that he won't see regardless, at best it can notch him down a tax bracket. 

Your mistakes, and the reason why you don't understand why there is a conflict, is because you don't understand the meaning behind these analysis tools. 

I do have a HELOC for a worst case scenario--maybe this is also naive. 

The reason the property hasn’t sold is because the wholesaler made a mistake in valuation - hey, IT HAPPENS.Look, I don’t want to be totally discouraging.

I am making mistakes today :(