If something major comes up, I still have reserves so the business doesn't fail.  

As soon as you buy the place, 1 refrigerator, a microwave and some system will fail.  

Hello Family,While actively pursuing real estate investing and working towards the goal of flipping my first house by the end of the year, I took and FAILED the real estate exam in October and have hit sort of a "pity party" phase.

The old adage holds true - Failure to plan is planning to fail.  

After failing the final exam, I realized that most of the exam questions were exactly the same as in QBank.

What @Vincent Crane and @Rob Rice failed to understand is tear downs sell for $150+ in the neighborhood.  

Many contractors fail at the paperwork level, then the next fail is when they find out they get no money upfront for your job.

To get a little personal:For the last 1-2 years I went into a somewhat depression, gained a bunch of weight and just sat on my couch after work.

The concrete has failed.

Typically these are Sellers who have tried to sell their home and failed so they are in a sticky situation.