im surprised the attorney u picked does not have their preferred worded contract for wholesalers he or she's represented; interesting

What should be my focus area now that I don’t get surprises on cost and schedule?

I had a good surprise on it as it was about 500 sq ft bigger than tax roles showed which helped my ARV.  

I am kind of surprised your values are only up 3-4% per year, it's probably much higher retail price-wise. 

No surprises.

We found out when we surprised them by going to Chicago, and requesting to see the finished units.

@ChristopherRodriguez   If the house is in a Community check to see if there any HOA fees owed and what the fees are, you might also consider doing a Title Search on the property to avoid any surprises.  

To my surprise I found out $250,000 was left to me.

If you apply that additional cash flow from the debt service savings to the principle amount every month you would be surprised at the time it takes to pay it off.  

@Blaine Johnson  I thought I would let you off easy on the cap rate as I just saw someone else on BP make the EXACT same error a couple of days ago -  I am actually a little surprised that @Bob Bowling didn't catch the issue before me in his earlier post, as he usually has a very keen eye for such calculation issues.I hope that my comments were helpful!