@Marcus Walker  there are great flip opps in almost all major cities in the US today.my personal opinion is its more the team you put together than the area .However some jurisdictions are much tougher than others and some markets are not as good as others.. from personal experience.. 

You can tighten up your major expense by getting exact numbers.2) The second error is buying at retail or at least my interpretation of your example is buying at retail. 

But houses don’t get better with age and it’s never a good time for major repairs, (roof, HVAC…).

No major mechanicals to worry about.

If you are looking for a growing family stick to the major school districts, Jenks, Union, Broken Arrow, Bixby,Owasso, and maybe districts that are growing like Glenpool and Collinsville and Skiatook.  

(I don't know how to determine this)Comps: $470k (Zestimate)Est ARV: $540k (recently sold 3 bd 3 ba* The property is located near several schools I know many people attend including a college and adjacent to the metro line and major highways.

I think that most insurance can feel like a waste of money but it is usually meant for people to correct them from a major loss.  

Just one of the major banks, or a different category of lender?

I calculated the $2000 as a one time thing for major appliances.

I am actually in graduate school for Pharmacy and considering switching my major over to real estate.