I have a solid group of contractors and subcontractors I can be in touch with for projects. 

I used the BRRRR calculator and  I would basically be out of pocket by about $50/month for the first year but after the refinance I would cash flowing roughly $240.

I used the BRRRR calculator and I would basically be out of pocket by about $50/month for the first year but after the refinance I would cash flowing roughly $240.

No, that basically just means the seller covers your closing costs up to 3%. 

You need to help her get the basic information. 

You can find someone who does a good job on the first small project and then work with them again if you like them

I know it's a basic question, but at this point, i need some help finding all the FSBO, and potential deals, all i really do is drive around or look online.

Cash on cash is the ratio of the cash flow to the cash/equity into the project. 

If you are a flipper looking for your next project, or buy and hold investor, please message me so I can learn the specifics of your investing business.I am a licensed Broker based in Carlsbad, and serve the surrounding communities of Oceanside, Vista, San Marcos, Escondido and others. 

My background is in art and design, and I have enjoyed overseeing major renovation projects at each of our primary residences.