I am but the "money man" - earning a fixed return plus bonus points; my flipper (who is also a broker associate) gets to keep the majority spoils, but also assumes the risk of mis-estimating repair costs, time-to-fix, days on market, and everything which cuts into his eventual profits (without affecting mine).  

This was a major concern for me.

My point think the majority of investors are kidding themselves if they think they are doing real DD on each deal.  

We're in the minority, not the majority.

But it's a major job.

The major issue is that most commercial loans you will have to renew every 2-5 years (updated credit report and appraisal) so if the market turns negative and your loan is up for renewal the bank might lower your line of credit amount or call the loan putting you in a situation where you could be forced to sell the property. 

@Mark Ainley  much of the financial crisis was caused by exactly your thought process,, IE when many 5 year commercial loans came due the lenders either were not in a position to re write ( they went under and the new  bank that acquired the failed bank  or note holder would not re write the loan.. its was a major cluster for many companies that would in the day had no issue with a rewrite of their paper..

If they can't scrape together 15k what are they going to do if they have a major problem 6 months after they buy the house?

I am looking for something that would benefit from some rehab but not major rehab and probably focusing on SFR currently but with an interest in something bigger once I figure out the area.

In your situation continuing to work as a personal trainer would likely be where you get the majority of your RE leads.