Just take a closer look at your expected expenses so you go in eye-wide-open.

The most likely result, if a listing agent is dumb enough to actually let you get it under contract, is that 90 days later you won't be able to flip it for more than the bank's approved price, the deal falls apart, and the only thing you've accomplished is tied the seller for 3 months wasting the time they could have sold it to a real buyer, and got them 90 days closer to a foreclosure auction with maybe no time to go through the short sale process again.  

That will bring you 15 steps closer to your 2016 goals.

They understand that for every deal that doesn’t close they are one step closer to reaching a deal that does.

if I was closer I could help!

For example, does one tenant pay less because he cuts the grass or shovels snow.

For Beech Grove,  the closer you get to 465 you're more in the B area and the further north in Beech Grove you're getting closer to C.

If that's the case your money down is only going to get the deal closer to the ARV

Hired a local lawn guy to cut the grass and eventually had him do a trash out.

When researching the current market rates they are closer to 6-6.5%.